604 Highway J · Malden, MO 63863

$55,000

3 bd · 2.0 ba · 1,024 sqft · Other public records · 77 Days on market

Built 1953 10,402 sqft lot $54/sqft · 35% below area Est $85k · 35% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.6/10.0
• 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

Situated at 604 Highway J in Malden, MO, this prime investment opportunity is ready for its next chapter. Offering 3 bedrooms and 2 bathrooms, the home provides a functional layout with strong potential for value-add improvements. Whether you’re looking to expand your rental portfolio or take on your next flip project, this property presents the flexibility and upside investors are searching for. A large, private, fenced backyard adds to the appeal, while the location just across from the city park offers convenience and a desirable setting for future occupants. With the right vision, this property has the foundation to become a standout investment.

Key facts

• 0.24 acre lot
• Garage
• Built 1953

Tags

• PRIVATE FENCED BACKYARD
• LOCATION ACROSS CITY PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 $2k of equity ($380 loan paydown + $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,700 (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 1953 — 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: 1.91% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.97%
• DSCR: 2.69
• GRM: 4.4

CMA / ARV

• ARV (median comp): $84,568
• List price: $55,000
• Delta: -34.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.9%
• Equity multiple: 3.49×
• Total profit: $38,409
• Equity at exit: $25,534

10-year hold

• IRR: 43.5%
• Equity multiple: 6.99×
• Total profit: $92,307
• Equity at exit: $39,988

Cash invested: $15,400 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $487

Break-even live

Break-even rent $432

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $55,000 Active 77 DOM
2. 2026-06-17
   days on market $55,000 Active 76 DOM
3. 2026-06-16
   days on market $55,000 Active 75 DOM
4. 2026-06-15
   days on market $55,000 Active 74 DOM
5. 2026-06-13
   days on market $55,000 Active 72 DOM
6. 2026-06-12
   days on market $55,000 Active 71 DOM
7. 2026-06-09
   days on market $55,000 Active 68 DOM
8. 2026-06-08
   days on market $55,000 Active 67 DOM
9. 2026-06-07
   days on market $55,000 Active 66 DOM
10. 2026-06-07
    days on market $55,000 Active 65 DOM
11. 2026-06-04
    days on market $55,000 Active 62 DOM
12. 2026-06-02
    days on market $55,000 Active 61 DOM
13. 2026-06-01
    days on market $55,000 Active 60 DOM
14. 2026-05-31
    days on market $55,000 Active 59 DOM
15. 2026-04-02
    listed $55,000 Active 663-char remark

    Show marketing remark (663 chars)

    Situated at 604 Highway J in Malden, MO, this prime investment opportunity is ready for its next chapter. Offering 3 bedrooms and 2 bathrooms, the home provides a functional layout with strong potential for value-add improvements. Whether you’re looking to expand your rental portfolio or take on your next flip project, this property presents the flexibility and upside investors are searching for. A large, private, fenced backyard adds to the appeal, while the location just across from the city park offers convenience and a desirable setting for future occupants. With the right vision, this property has the foundation to become a standout investment.

16. 2005-08-18
    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: $360 · $30/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$174/yr (+$14/mo · 48.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 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: $12,587
• − Mortgage interest: −$3,081
• − Property taxes: −$360
• − Insurance: −$275
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$1,600
• Taxable income: $5,257
• Est. tax owed @ 24.0%: −$1,262
• After-tax cash flow: $4,586/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

2 events — show timeline

• 2026-04-02 Listed $55,000 MARIS as Distributed by MLS Grid
• 2005-08-18 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $360 · +2.5% YoY. Source: county tax records.