113 E Marshall St · Alma, MO 64001

$99,900

2 bd · 1.0 ba · 848 sqft · SingleFamily · 75 Days on market

Built 1930 Good condition 3,484 sqft lot $118/sqft · 25% below area Est $133k · 25% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Appreciation +8.6/10.0
• DSCR +3.8/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This beautifully updated 2-bedroom, 1-bath starter home is move-in ready and packed with updated features! Enjoy peace of mind with a brand-new roof, new plumbing, new electrical, new siding, new flooring & subfloor, ensuring efficiency and reliability for years to come. The cozy interior boasts bright, inviting spaces, while the functional kitchen offers convenience and a retro sense of charm. Step outside to the new covered patio, perfect for relaxing or entertaining in any weather. Nestled in a quiet neighborhood with a manageable corner yard, this home is a wonderful choice for first-time buyers or those looking to downsize without sacrificing comfort and style.

Key facts

• New covered patio
• New plumbing
• New siding

Tags

• NEW ROOF
• NEW PLUMBING
• NEW ELECTRICAL
• NEW SIDING
• NEW FLOORING
• NEW COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-13 ($-151/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (14.1% below list).
• Recommended offer: $86k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#106 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Santa Fe R-X (rural): math 30% / reading 50% proficiency, ranked #302 of 535 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 112 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($691 loan paydown + $7k appreciation (7.2% local appreciation)).
• Lafayette County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 75 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,801 (14.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $132,532
• List price: $99,900
• Delta: -24.62%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 W Clara Ave	0.26mi	2/1.0	892 (+5%)	14mo	$139,000	$156	67

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

Projected returns pro-forma

7.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.27×
• Total profit: $35,526
• Equity at exit: $70,748

10-year hold

• IRR: 17.1%
• Equity multiple: 4.71×
• Total profit: $103,763
• Equity at exit: $135,788

Cash invested: $27,972 (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 64001

• Home prices YoY: 2.5%
• Active inventory: 5
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-13

Break-even live

Break-even rent $874

Max offer price $98,083

Occupancy floor 96%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $99,900 Active 75 DOM
2. 2026-06-17
   days on market $99,900 Active 74 DOM
3. 2026-06-16
   days on market $99,900 Active 73 DOM
4. 2026-06-15
   days on market $99,900 Active 72 DOM
5. 2026-06-13
   days on market $99,900 Active 70 DOM
6. 2026-06-12
   days on market $99,900 Active 69 DOM
7. 2026-06-09
   days on market $99,900 Active 66 DOM
8. 2026-06-08
   days on market $99,900 Active 65 DOM
9. 2026-06-07
   days on market $99,900 Active 64 DOM
10. 2026-06-05
    days on market $99,900 Active 62 DOM
11. 2026-06-04
    days on market $99,900 Active 60 DOM
12. 2026-06-02
    days on market $99,900 Active 59 DOM
13. 2026-06-01
    days on market $99,900 Active 58 DOM
14. 2026-05-31
    days on market $99,900 Active 57 DOM
15. 2026-05-09
    price $99,900 680-char remark

    Show marketing remark (680 chars)

    This beautifully updated 2-bedroom, 1-bath starter home is move-in ready and packed with updated features! Enjoy peace of mind with a brand-new roof, new plumbing, new electrical, new siding, new flooring & subfloor, ensuring efficiency and reliability for years to come. The cozy interior boasts bright, inviting spaces, while the functional kitchen offers convenience and a retro sense of charm. Step outside to the new covered patio, perfect for relaxing or entertaining in any weather. Nestled in a quiet neighborhood with a manageable corner yard, this home is a wonderful choice for first-time buyers or those looking to downsize without sacrificing comfort and style.

16. 2026-04-04
    listed $110,000 Active 680-char remark

    Show marketing remark (680 chars)

    This beautifully updated 2-bedroom, 1-bath starter home is move-in ready and packed with updated features! Enjoy peace of mind with a brand-new roof, new plumbing, new electrical, new siding, new flooring & subfloor, ensuring efficiency and reliability for years to come. The cozy interior boasts bright, inviting spaces, while the functional kitchen offers convenience and a retro sense of charm. Step outside to the new covered patio, perfect for relaxing or entertaining in any weather. Nestled in a quiet neighborhood with a manageable corner yard, this home is a wonderful choice for first-time buyers or those looking to downsize without sacrificing comfort and style.

17. 2025-09-26
    historical
18. 2025-06-18
    price $100,000
19. 2025-06-03
    listed $114,900 Active
20. 2024-03-28
    soldstatus Closed
21. 2024-03-20
    status Pending
22. 2024-02-28
    historical Active Under Contract
23. 2024-02-11
    listed $49,500 Active

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $10,296
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$824
• − Management: −$824
• − Depreciation: −$2,906
• Taxable loss: −$1,851
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $294/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready home features updated interiors and exteriors, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Reorganizing and updating kitchen appliances — Improves functionality and appeal for both buyers and renters.
• Both Landscaping and adding outdoor furniture — Enhances curb appeal and provides a welcoming outdoor space for potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Reorganizing and updating kitchen appliances — Improves functionality and appeal for both buyers and renters. ↑
• Both Landscaping and adding outdoor furniture — Enhances curb appeal and provides a welcoming outdoor space for potential buyers and renters. ↑

ⓘ 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: Santa Fe R-X
• NCES district ID: 2903000
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $46,204
• Composite: 36.52/100
• National rank: #9304
• State rank: #302 of 535 in MO

Livability — Alma

• Score: 71/100
• State rank: #106
• US rank: #6979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alma, MO
• Population (ZIP): 915

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 31,118 people
• By 2030: 29,993 · -3.6%
• By 2040: 27,436 · -11.8%
• By 2050: 24,585 · -21.0%
• By 2075: 18,426 · -40.8%
• By 2100: 12,897 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Asian 12% Black 4% Two or more races 4%
• Common ancestry: Slovak 1% Iranian 1%
• Foreign-born: 12% · China

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+48.9) · D 24.9% · R 73.8% · Other 1.3%
• 2008→2024 swing: -33.6pp toward R · 2008: -15.3pp · 2024: -48.9pp
• All cycles: 2024: R+48.9 2020: R+45.7 2016: R+43.8 2012: R+26.3 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.23%
• Current HPI: 292.1883
• 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

+101.8% since first listed

9 events — show timeline

• 2026-05-09 Price Changed $99,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-04 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-18 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-03 Listed $114,900 Heartland MLS as Distributed by MLS Grid
• 2024-03-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-03-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-02-28 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-02-11 Listed $49,500 Heartland MLS as Distributed by MLS Grid