627 W Torrance St · Maryville, MO 64468

$179,000

2 bd · None ba · 1,680 sqft · MultiFamily public records · 68 Days on market

Built 1982 10,019 sqft lot ↓ 22% since listing

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Why this score? — see what drove the D 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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Income-producing duplex with steady rental income and low owner expenses. West unit (629) rents for $700/month and is currently leased month-to-month, offering flexibility for owner occupancy or future rent adjustment. East unit (627) rents for $800/month with lease in place through 4/30/2027, providing stable, long-term income. Tenants pay all utilities with owner responsible for yard care only. Both tenants have indicated willingness to stay, supporting continued occupancy and consistent income. Solid opportunity for investor or owner-occupant seeking immediate income with flexibility on one side

Key facts

• Steady rental income
• Low owner expenses
• 0.23 acre lot

Tags

• INCOME PRODUCING DUPLEX
• STEADY RENTAL INCOME
• LOW OWNER EXPENSES
• TENANTS PAY ALL UTILITIES

Property features AI

Finance

• Financial info: Gross rental income reported as $18,000; Operating expenses include other items
• HOA & community: No association fees; Maintenance not provided

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Individual heat and air
• Home design: Residential income duplex; Single-story
• Construction: Brick and vinyl siding exterior; Composition roof
• Exterior features: Property not in a flood plain; Lot approximately 10,019 square feet

Interior

• Bedrooms: Two-bedroom units (unit types listed)
• Heating & cooling: Baseboard heating; Window air conditioning units
• Interior features: Separate meters for utilities
• Laundry & utility: Independent water heaters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $179k.

Deal economics

• At list price, monthly cash flow is $62 ($739/yr) — positive. Per door: $31/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (14.0% below list).
• Recommended offer: $154k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.2% in Maryville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#23 in MO, #2,122 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D, commute F.
• Maryville R-II (town): math 42% / reading 53% proficiency, ranked #79 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 132 active listings in the ZIP; 49 units permitted in Nodaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Nodaway County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,000 (14.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-25,109
• Equity at exit: $26,689

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-16,923
• Equity at exit: $15,477

Cash invested: $50,120 (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 64468

• Home prices YoY: -25.4%
• Active inventory: 132
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$142 /mo · $1,701/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $62

Break-even live

Break-even rent $1,462

Max offer price $179,000

Occupancy floor 91%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,540
Total (2 units)			$1,540

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $179,000 Active 68 DOM
2. 2026-06-17
   days on market $179,000 Active 67 DOM
3. 2026-06-16
   days on market $179,000 Active 66 DOM
4. 2026-06-15
   days on market $179,000 Active 65 DOM
5. 2026-06-13
   days on market $179,000 Active 63 DOM
6. 2026-06-12
   days on market $179,000 Active 62 DOM
7. 2026-06-09
   days on market $179,000 Active 59 DOM
8. 2026-06-08
   days on market $179,000 Active 58 DOM
9. 2026-06-07
   days on market $179,000 Active 57 DOM
10. 2026-06-07
    days on market $179,000 Active 56 DOM
11. 2026-06-04
    days on market $179,000 Active 53 DOM
12. 2026-06-02
    days on market $179,000 Active 52 DOM
13. 2026-06-01
    days on market $179,000 Active 51 DOM
14. 2026-05-31
    days on market $179,000 Active 50 DOM
15. 2026-05-16
    price $179,000
16. 2026-04-11
    listed $229,000 Active

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

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,701 · $142/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$36/yr (+$3/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 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: $18,480
• − Mortgage interest: −$10,027
• − Property taxes: −$1,701
• − Insurance: −$895
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$5,207
• Taxable loss: −$2,306
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $1,293/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.

Schools (NCES district)

• District: Maryville R-II
• NCES district ID: 2920490
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $35,045
• Composite: 39.24/100
• National rank: #4005
• State rank: #79 of 324 in MO

Livability — Maryville

• Score: 79/100
• State rank: #23
• US rank: #2122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryville, MO
• City population: 14,315
• Population (ZIP): 14,315

Population outlook (Nodaway County) Hauer SSP2

• Today (2025): 22,010 people
• By 2030: 21,531 · -2.2%
• By 2040: 20,360 · -7.5%
• By 2050: 19,210 · -12.7%
• By 2075: 17,711 · -19.5%
• By 2100: 16,796 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 3% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 0%

Political lean MEDSL · Nodaway

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.4% · Other 1.0%
• 2008→2024 swing: -33.2pp toward R · 2008: -10.5pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+40.5 2016: R+40.8 2012: R+27.0 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.91%
• Current HPI: 193.2735
• 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

-21.8% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $179,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-11 Listed $229,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $1,701 · +3.5% YoY. Source: county tax records.