210 W Marion St · Paris, MO 65275

$87,500

3 bd · 1.0 ba · 810 sqft · SingleFamily · 16 Days on market

Built 1899 Fair condition 0.46 ac lot Est $116k · 24% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 1-bath home offers 810 sq. ft. of living space and sits on a spacious 0.46-acre lot plus an EXTRA LOT, giving you even more room to enjoy, expand, or invest. Many updates have already been completed, including a full exterior remodel within the last 5 years, along with updated flooring and a remodeled bathroom within the last 3 years. Inside, you'll find unique metal ceilings, a functional kitchen/dining combo, central electric cooling, forced-air heat, an HVAC system updated in 2018, and an updated water heater. The home also features low-maintenance vinyl siding, off-street parking, and a detached 2-car garage. The backyard backs to trees and woods, creating a peaceful setting with added privacy while still being close to schools, shopping, and local amenities. Whether you're searching for a starter home, rental property, or a place to make your own, this property offers plenty of potential and the added value of extra land. Property is being SOLD AS IS.

Key facts

• Extra lot
• Hvac replaced
• Updated water heater

Tags

• EXTRA LOT
• REMODELED EXTERIOR
• UPDATED FLOORING
• UPDATED BATHROOM
• HVAC REPLACED
• UPDATED WATER HEATER

Property features AI

Exterior

• Parking: Detached garage; Carport; 1 garage space
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Metal roof; Block foundation
• Exterior features: Covered front porch; Paved road access

Interior

• Kitchen: Electric range
• Bedrooms: 1 total room
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Electric range; Vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#298 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Paris R-II (rural): math 30% / reading 42% proficiency, ranked #208 of 324 in MO (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Paris Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 258 students, 40% FRL); Paris Jr. High (math 24% / reading 34%, grade F, #291 of 391 statewide, top 76%, 68 students, 37% FRL); Paris High (math 24% / reading 64%, grade F, #179 of 521 statewide, top 39%, 135 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 2 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,187 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $115,830
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 E Monroe St	0.28mi	2/1.0 (-1)	784 (-3%)	2mo	$19,900	$25	75
107 Hill St	0.28mi	3/1.0	873 (+8%)	2mo	$124,900	$143	72
314 East Madison St	0.26mi	2/2.0 (-1)	864 (+7%)	20mo	$159,900	$185	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,689
• Equity at exit: $13,047

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $14,654
• Equity at exit: $7,565

Cash invested: $24,500 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65275

• Home prices YoY: -5.5%
• Active inventory: 17
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $196

Break-even live

Break-even rent $765

Max offer price $87,500

Occupancy floor 76%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $87,500 Active 16 DOM
2. 2026-06-17
   days on market $87,500 Active 15 DOM
3. 2026-06-16
   days on market $87,500 Active 14 DOM
4. 2026-06-15
   days on market $87,500 Active 13 DOM
5. 2026-06-13
   days on market $87,500 Active 11 DOM
6. 2026-06-12
   days on market $87,500 Active 10 DOM
7. 2026-06-09
   days on market $87,500 Active 7 DOM
8. 2026-06-08
   days on market $87,500 Active 6 DOM
9. 2026-06-07
   days on market $87,500 Active 5 DOM
10. 2026-06-07
    days on market $87,500 Active 4 DOM
11. 2026-06-03
    remarks 608-char remark
12. 2026-06-03
    listed $87,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,160
• − Mortgage interest: −$4,901
• − Property taxes: −$1,312
• − Insurance: −$438
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,545
• Taxable income: $1,018
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,106/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath home requires moderate repairs and maintenance, including exterior paint and siding, interior paint, and landscaping. Updates to these areas would significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant peeling and damage
• Major interior paint — Peeling and chipping
• Major landscaping — Overgrown lawn and unkempt appearance

Value-add opportunities

• Both exterior paint and siding — Improves curb appeal and value
• Both landscaping — Enhances curb appeal and value
• Both interior paint — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant peeling and damage	Major	$15,000–50,000
interior paint · Peeling and chipping	Major	$15,000–50,000
landscaping · Overgrown lawn and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior paint and siding — Improves curb appeal and value ↑
• Both landscaping — Enhances curb appeal and value ↑
• Both interior paint — Enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Paris R-II
• NCES district ID: 2923530
• Math proficiency: 30% ▲ 12.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $40,226
• Composite: 30.2/100
• National rank: #6307
• State rank: #208 of 324 in MO

Livability — Paris

• Score: 64/100
• State rank: #298
• US rank: #13766

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paris, MO
• Population (ZIP): 2,491

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 7,974 people
• By 2030: 7,588 · -4.8%
• By 2040: 6,815 · -14.5%
• By 2050: 6,089 · -23.6%
• By 2075: 4,812 · -39.7%
• By 2100: 3,737 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 6%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+59.9) · D 19.6% · R 79.4%
• 2008→2024 swing: -40.6pp toward R · 2008: -19.2pp · 2024: -59.9pp
• All cycles: 2024: R+59.9 2020: R+56.7 2016: R+55.6 2012: R+28.7 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.41%
• Current HPI: 178.3024
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+0.0% since first listed

7 events — show timeline

• 2026-06-02 Listed $87,500 RCBR
• 2026-06-01 Listed $87,500 CBORMLS
• 2026-05-14 Rental Removed $825 Avail
• 2026-05-08 Listed for Rent $825 Avail
• 2025-04-27 Rental Removed $775 Avail
• 2025-04-18 Listed for Rent $775 Avail
• 2019-05-14 Sold (MLS) — MARIS as Distributed by MLS Grid