503 Barrett Dr · Malden, MO 63863

$119,900

4 bd · 4.5 ba · 2,900 sqft · Other public records · 77 Days on market

Built 1976 0.28 ac lot $41/sqft · 42% below area Est $125k · at est.

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +9.3/15.0
• Appreciation +6.6/10.0
• 1% rule +6.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Welcome to 503 Barrett Drive, Malden, MO! This beautifully renovated 4-bedroom, 4.5-bathroom home is brimming with charm and modern conveniences. The expansive open-concept kitchen, dining, and den area provides the perfect space for entertaining or relaxing at home. Thoughtful trim work and custom wooden designs throughout the kitchen and dining area add a unique touch of character, showcasing exceptional craftsmanship best appreciated in person. The kitchen is a chef's dream, featuring a spacious island, a wall oven, a stainless steel refrigerator, and additional major appliances included. A versatile bonus room offers the flexibility to serve as an office or a potential fifth bedroom, with space to accommodate storage needs.

Key facts

• Spacious island
• Wall oven
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• CUSTOM WOODEN DESIGNS
• SPACIOUS ISLAND
• WALL OVEN
• STAINLESS STEEL REFRIGERATOR
• VERSATILE BONUS ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 7.3% in Malden — 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 59/100 on livability (#572 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Malden R-I (town): math 19% / reading 31% proficiency, ranked #294 of 324 in MO (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 35 active listings in the ZIP; 30 units permitted in Dunklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($829 loan paydown + $4k appreciation (3.3% local appreciation)).
• Dunklin County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $124,924
• List price: $119,900
• Delta: -4.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.12×
• Total profit: $37,459
• Equity at exit: $55,665

10-year hold

• IRR: 20.4%
• Equity multiple: 4.02×
• Total profit: $101,323
• Equity at exit: $87,174

Cash invested: $33,572 (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 63863

• Home prices YoY: 2.9%
• Active inventory: 35
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $336

Break-even live

Break-even rent $948

Max offer price $119,900

Occupancy floor 71%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $119,900 Active 77 DOM
2. 2026-06-17
   days on market $119,900 Active 76 DOM
3. 2026-06-16
   days on market $119,900 Active 75 DOM
4. 2026-06-15
   days on market $119,900 Active 74 DOM
5. 2026-06-13
   days on market $119,900 Active 72 DOM
6. 2026-06-12
   days on market $119,900 Active 71 DOM
7. 2026-06-09
   days on market $119,900 Active 68 DOM
8. 2026-06-08
   days on market $119,900 Active 67 DOM
9. 2026-06-07
   days on market $119,900 Active 66 DOM
10. 2026-06-07
    pricedays on market $119,900 Active 65 DOM
11. 2026-06-04
    days on market $145,000 Active 62 DOM
12. 2026-06-02
    days on market $145,000 Active 61 DOM
13. 2026-06-01
    days on market $145,000 Active 60 DOM
14. 2026-05-31
    days on market $145,000 Active 59 DOM
15. 2026-04-02
    listed $145,000 Active 737-char remark

    Show marketing remark (737 chars)

    Welcome to 503 Barrett Drive, Malden, MO! This beautifully renovated 4-bedroom, 4.5-bathroom home is brimming with charm and modern conveniences. The expansive open-concept kitchen, dining, and den area provides the perfect space for entertaining or relaxing at home. Thoughtful trim work and custom wooden designs throughout the kitchen and dining area add a unique touch of character, showcasing exceptional craftsmanship best appreciated in person. The kitchen is a chef's dream, featuring a spacious island, a wall oven, a stainless steel refrigerator, and additional major appliances included. A versatile bonus room offers the flexibility to serve as an office or a potential fifth bedroom, with space to accommodate storage needs.

16. 2025-04-03
    listed $175,000 Active
17. 2024-09-16
    historical
18. 2024-06-17
    price $164,900
19. 2024-05-17
    price $179,900
20. 2024-03-15
    listed $199,900 Active
21. 2022-02-20
    historical
22. 2021-08-12
    listed $139,900
23. 2006-11-08
    soldstatus

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$323/yr (+$27/mo · 38.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,476
• − Mortgage interest: −$6,716
• − Property taxes: −$840
• − Insurance: −$600
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,488
• Taxable income: $2,196
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $3,504/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: Malden R-I
• NCES district ID: 2919890
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $29,537
• Composite: 20.06/100
• National rank: #8656
• State rank: #294 of 324 in MO

Livability — Malden

• Score: 59/100
• State rank: #572
• US rank: #20610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malden, MO
• City population: 5,348
• Population (ZIP): 5,348

Population outlook (Dunklin County) Hauer SSP2

• Today (2025): 28,599 people
• By 2030: 27,230 · -4.8%
• By 2040: 24,696 · -13.6%
• By 2050: 22,402 · -21.7%
• By 2075: 17,776 · -37.8%
• By 2100: 13,890 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Dunklin

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.5%
• 2008→2024 swing: -40.5pp toward R · 2008: -21.3pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.0 2016: R+53.6 2012: R+30.2 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.26%
• Current HPI: 116.067
• 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

+3.6% since first listed

9 events — show timeline

• 2026-04-02 Listed $145,000 MARIS as Distributed by MLS Grid
• 2025-04-03 Listed $175,000 MARIS as Distributed by MLS Grid
• 2024-09-16 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-17 Price Changed $164,900 MARIS as Distributed by MLS Grid
• 2024-05-17 Price Changed $179,900 MARIS as Distributed by MLS Grid
• 2024-03-15 Listed $199,900 MARIS as Distributed by MLS Grid
• 2022-02-20 Listing Removed — CARMLS
• 2021-08-12 Listed $139,900 CARMLS
• 2006-11-08 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $840 · +58.7% YoY. Source: county tax records.