112 W Santa Fe St · Marceline, MO 64658

$91,000

2 bd · 1.0 ba · 1,357 sqft · SingleFamily public records · 6 Days on market

Built 1920 Est $156k · 42% under

---

Why this score? — see what drove the A- 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.9/10.0
• 1% rule +6.6/10.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming move in ready 2 bedroom 1 bath home situated on nice level lots within walking distance to parks and shopping. Metal roof, vinyl replacement windows, private driveway, nice manageable yard. Perfect permanent home, bnb, or investment property. Features include: central a/c, natural gas heat, attached garage, nice size laundry area, built in cabinets, dining area, living room and a sitting room, also has a 7x10 bonus room that could be used for a small kids bedroom, craft room, or office. Nice back patio. Storage shed and appliances included. Off road parking with a pass through driveway allowing entrance from the street and from the alley. There is a large attic that allows for extr

Key facts

• Metal roof
• Private driveway
• Attached garage

Tags

• METAL ROOF
• VINYL REPLACEMENT WINDOWS
• PRIVATE DRIVEWAY
• CENTRAL A/C
• NATURAL GAS HEAT
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage with 1 space
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Masonite exterior
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Dishwasher; Dryer; Refrigerator; Washer; Hardwood flooring; Vinyl flooring; Partial crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).

Location & tenants

• Location reads 72/100 on livability (#96 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Marceline R-V (rural): math 64% / reading 59% proficiency, ranked #13 of 324 in MO (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 4 units permitted in Linn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($629 loan paydown + $9k appreciation (9.8% local appreciation)).
• Linn County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $91k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $156,055
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31461 Highway JJ N/A	0.70mi	3/1.5 (+1)	1,560 (+15%)	6mo	$180,000	$115	30

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

Projected returns pro-forma

9.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 3.61×
• Total profit: $66,433
• Equity at exit: $80,717

10-year hold

• IRR: 29.2%
• Equity multiple: 8.10×
• Total profit: $181,028
• Equity at exit: $172,743

Cash invested: $25,480 (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 64658

• Home prices YoY: 3.9%
• Active inventory: 22
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$477
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $284

Break-even live

Break-even rent $694

Max offer price $91,000

Occupancy floor 68%

Sensitivity live

Price	-10% $336	-5% $310	+0% $284	+5% $258	+10% $233
Rent	-10% $201	-5% $242	+0% $284	+5% $326	+10% $367
Rate	-1.0pp $330	-0.5pp $307	base $284	+0.5pp $260	+1.0pp $237

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-12
   status $91,000 Pending 6 DOM
2. 2026-06-09
   days on market $91,000 Active 6 DOM
3. 2026-06-08
   days on market $91,000 Active 5 DOM
4. 2026-06-07
   days on market $91,000 Active 4 DOM
5. 2026-06-07
   days on market $91,000 Active 3 DOM
6. 2026-06-04
   remarks 699-char remark
7. 2026-06-04
   listed $91,000 Active 1 DOM

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $883 · $74/mo
• Expected delta: +$487/yr (+$41/mo · 123.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,640
• − Mortgage interest: −$5,097
• − Property taxes: −$395
• − Insurance: −$455
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,647
• Taxable income: $2,023
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,923/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: Marceline R-V
• NCES district ID: 2920050
• Math proficiency: 64% ▼ -4.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $42,608
• Composite: 51.64/100
• National rank: #1699
• State rank: #13 of 324 in MO

Livability — Marceline

• Score: 72/100
• State rank: #96
• US rank: #6432

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: Marceline, MO
• Population (ZIP): 3,112

Population outlook (Linn County) Hauer SSP2

• Today (2025): 11,437 people
• By 2030: 10,946 · -4.3%
• By 2040: 9,969 · -12.8%
• By 2050: 9,056 · -20.8%
• By 2075: 7,342 · -35.8%
• By 2100: 5,656 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, Jamaica

Political lean MEDSL · Linn

• 2024 margin: Solid R (+57.2) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -48.8pp toward R · 2008: -8.5pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+53.9 2016: R+51.1 2012: R+23.5 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.81%
• Current HPI: 258.5949
• 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

+163.8% since first listed

6 events — show timeline

• 2026-06-03 Listed $91,000 NECAR
• 2022-07-08 Sold (Public Records) — Public Records
• 2020-06-08 Sold (Public Records) — Public Records
• 2009-05-19 Sold (Public Records) — Public Records
• 2002-10-31 Sold (Public Records) $38,000 Public Records
• 2000-12-23 Sold (Public Records) $34,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $395 · +4.8% YoY. Source: county tax records.