511 S Le Fevre Ave · Salisbury, MO 65281

$147,500

3 bd · 1.5 ba · 1,676 sqft · Other · 9 Days on market

Built 1956

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Why this score? — see what drove the C 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 +19.2/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.9/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Newly Renovated Bungalow in Salisbury Beautifully updated 3-bedroom, 1.5-bath home in a desirable neighborhood within the Salisbury R-IV School District. This move-in-ready bungalow features a spacious, modern kitchen with new appliances, ample cabinet space, and room for gatherings. Fresh renovations throughout blend comfort with classic charm. Enjoy a large yard, detached garage, good roof, and easy-access entry. Conveniently located near the city park, swimming pool, and downtown amenities. Perfect for first-time buyers, downsizing, or investment. Schedule your showing today!

Key facts

• Large yard
• Ample cabinet space
• Good roof

Tags

• NEWLY RENOVATED BUNGALOW
• MODERN KITCHEN
• AMPLE CABINET SPACE
• LARGE YARD
• DETACHED GARAGE
• GOOD ROOF

Property features AI

Finance

• Other: Property listed by Missouri Land and Farm LLC

Exterior

• Parking: Attached or detached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Storm door(s)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Full basement; Storm door(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $148k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (11.4% below list).
• Recommended offer: $131k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#285 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools D, amenities F.
• Salisbury R-IV (rural): math 32% / reading 43% proficiency, ranked #186 of 324 in MO (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 1 units permitted in Chariton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (9.6% local appreciation)).
• Chariton County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,689 (11.4% below list)

Questions for the listing agent

1. Built in 1956 — 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 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?
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: 0.89% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.09×
• Total profit: $86,444
• Equity at exit: $128,721

10-year hold

• IRR: 23.6%
• Equity multiple: 6.94×
• Total profit: $245,520
• Equity at exit: $273,281

Cash invested: $41,300 (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 65281

• Home prices YoY: 7.5%
• Active inventory: 4
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $158

Break-even live

Break-even rent $1,106

Max offer price $147,500

Occupancy floor 83%

Sensitivity live

Price	-10% $242	-5% $200	+0% $158	+5% $117	+10% $75
Rent	-10% $55	-5% $107	+0% $158	+5% $210	+10% $262
Rate	-1.0pp $233	-0.5pp $196	base $158	+0.5pp $120	+1.0pp $81

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $147,500 Active 9 DOM
2. 2026-06-18
   days on market $147,500 Active 7 DOM
3. 2026-06-17
   days on market $147,500 Active 6 DOM
4. 2026-06-16
   days on market $147,500 Active 5 DOM
5. 2026-06-15
   days on market $147,500 Active 4 DOM
6. 2026-06-13
   days on market $147,500 Active 2 DOM
7. 2026-06-12
   remarks 596-char remark
8. 2026-06-12
   listed $147,500 Active 1 DOM

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

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $469 · $39/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$962/yr (+$80/mo · 205.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 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: $15,683
• − Mortgage interest: −$8,262
• − Property taxes: −$469
• − Insurance: −$738
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$4,291
• Taxable loss: −$586
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $2,042/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: Salisbury R-IV
• NCES district ID: 2927520
• Math proficiency: 32% ▼ -1.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $42,590
• Composite: 31.67/100
• National rank: #5927
• State rank: #186 of 324 in MO

Livability — Salisbury

• Score: 65/100
• State rank: #285
• US rank: #13249

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: Salisbury, MO
• Population (ZIP): 3,076

Population outlook (Chariton County) Hauer SSP2

• Today (2025): 6,951 people
• By 2030: 6,557 · -5.7%
• By 2040: 5,860 · -15.7%
• By 2050: 5,246 · -24.5%
• By 2075: 4,168 · -40.0%
• By 2100: 3,187 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Chariton

• 2024 margin: Solid R (+56.4) · D 21.4% · R 77.8%
• 2008→2024 swing: -43.5pp toward R · 2008: -12.8pp · 2024: -56.4pp
• All cycles: 2024: R+56.4 2020: R+53.8 2016: R+52.0 2012: R+27.8 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.61%
• Current HPI: 137.5124
• 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

2 events — show timeline

• 2026-06-11 Listed $147,500 NECAR
• 2015-11-13 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $469 · -0.4% YoY. Source: county tax records.