303 W 8th St · Salem, MO 65560

$129,900

4 bd · 2.0 ba · 1,262 sqft · Other public records · 39 Days on market

Built 1953 8,542 sqft lot $103/sqft · 10% above area Est $138k · 6% under ↓ 19% since listing

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Why this score? — see what drove the D+ 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 +13.7/30.0
• ARV discount +10.2/15.0
• Appreciation +7.8/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MAJOR PRICE REDUCTION MOTIVATED SELLER!!! All of the old house charm without the old house problems! This home has been fully renovated inside and out, featuring 3 bedrooms,possibly 4th + 1.5 bath, new French doors from the dining room lead to a new wood deck, new vinyl siding and windows, some original wood floors, added blown in insulation to the attic and upstairs walls insulation. New 96% efficiency furnace, electric heat pump, ac and ductwork. built in dressers and bookcases plus 6 closets. Basement has a new sump pump, laundry access, and hot water heater. Main level is an open concept with a beautiful staircase leading upstairs and a fireplace. Upstairs you will find a large bedroom with lots of built ins and a half bath. The upstairs has a bonus room that could be another bedroom,office,or game room. Turnkey. Amazing curb appeal, and a spacious lot! This house is MUST SEE, call today for your private showing!

Key facts

• 8,542 sq ft lot
• Built 1953
• Listed 39 days

Property features AI

Finance

• Other: Living area approximately 1,473; Above-grade finished area approximately 1,262; Lot about 0.196 acres

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single family residence; One-and-a-half level layout; Residential property
• Construction: Built with other construction materials
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating with heat pump; Central air conditioning (electric)
• Interior features: Decorative living room fireplace; Has unfinished concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $10 ($116/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 $99k (24.0% below list).
• Recommended offer: $99k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.7% in Salem — 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 69/100 on livability (#157 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities C-, commute F, employment F.
• Salem R-80 (town): math 25% / reading 41% proficiency, ranked #253 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salem Upper Elem. (math 28% / reading 40%, grade F, #739 of 1,115 statewide, top 67%, 336 students, 62% FRL); Salem Middle School (math 31% / reading 40%, grade F, #239 of 391 statewide, top 61%, 265 students, 58% FRL); Salem Sr. High (math 8% / reading 47%, grade F, #417 of 521 statewide, top 80%, 616 students, 46% FRL).
• Market conditions: 169 active listings in the ZIP; 3 units permitted in Dent County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($898 loan paydown + $7k appreciation (5.7% local appreciation)).
• Dent County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $98,687 (24.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (median comp): $138,120
• List price: $129,900
• Delta: -5.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.97×
• Total profit: $35,418
• Equity at exit: $78,853

10-year hold

• IRR: 15.1%
• Equity multiple: 3.87×
• Total profit: $104,323
• Equity at exit: $140,633

Cash invested: $36,372 (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 65560

• Home prices YoY: 2.4%
• Active inventory: 169
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $10

Break-even live

Break-even rent $975

Max offer price $129,900

Occupancy floor 94%

Sensitivity live

Price	-10% $83	-5% $46	+0% $10	+5% $-27	+10% $-64
Rent	-10% $-68	-5% $-29	+0% $10	+5% $49	+10% $88
Rate	-1.0pp $75	-0.5pp $43	base $10	+0.5pp $-24	+1.0pp $-58

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $129,900 Active 39 DOM
2. 2026-06-21
   days on market $129,900 Active 38 DOM
3. 2026-06-18
   days on market $129,900 Active 36 DOM
4. 2026-06-17
   days on market $129,900 Active 35 DOM
5. 2026-06-16
   days on market $129,900 Active 34 DOM
6. 2026-06-15
   days on market $129,900 Active 33 DOM
7. 2026-06-13
   days on market $129,900 Active 31 DOM
8. 2026-06-12
   days on market $129,900 Active 30 DOM
9. 2026-06-09
   days on market $129,900 Active 27 DOM
10. 2026-06-08
    days on market $129,900 Active 26 DOM
11. 2026-06-07
    days on market $129,900 Active 25 DOM
12. 2026-06-07
    days on market $129,900 Active 24 DOM
13. 2026-06-04
    days on market $129,900 Active 21 DOM
14. 2026-06-02
    days on market $129,900 Active 20 DOM
15. 2026-06-01
    days on market $129,900 Active 19 DOM
16. 2026-05-31
    days on market $129,900 Active 18 DOM
17. 2026-05-13
    listed $129,900 Active 511-char remark
18. 2024-04-30
    soldstatus Closed 932-char remark

    Show marketing remark (932 chars)

    MAJOR PRICE REDUCTION MOTIVATED SELLER!!! All of the old house charm without the old house problems! This home has been fully renovated inside and out, featuring 3 bedrooms,possibly 4th + 1.5 bath, new French doors from the dining room lead to a new wood deck, new vinyl siding and windows, some original wood floors, added blown in insulation to the attic and upstairs walls insulation. New 96% efficiency furnace, electric heat pump, ac and ductwork. built in dressers and bookcases plus 6 closets. Basement has a new sump pump, laundry access, and hot water heater. Main level is an open concept with a beautiful staircase leading upstairs and a fireplace. Upstairs you will find a large bedroom with lots of built ins and a half bath. The upstairs has a bonus room that could be another bedroom,office,or game room. Turnkey. Amazing curb appeal, and a spacious lot! This house is MUST SEE, call today for your private showing!

19. 2024-04-29
    status Pending 932-char remark

    Show marketing remark (932 chars)

    MAJOR PRICE REDUCTION MOTIVATED SELLER!!! All of the old house charm without the old house problems! This home has been fully renovated inside and out, featuring 3 bedrooms,possibly 4th + 1.5 bath, new French doors from the dining room lead to a new wood deck, new vinyl siding and windows, some original wood floors, added blown in insulation to the attic and upstairs walls insulation. New 96% efficiency furnace, electric heat pump, ac and ductwork. built in dressers and bookcases plus 6 closets. Basement has a new sump pump, laundry access, and hot water heater. Main level is an open concept with a beautiful staircase leading upstairs and a fireplace. Upstairs you will find a large bedroom with lots of built ins and a half bath. The upstairs has a bonus room that could be another bedroom,office,or game room. Turnkey. Amazing curb appeal, and a spacious lot! This house is MUST SEE, call today for your private showing!

20. 2024-04-01
    historical Active Under Contract 932-char remark

    Show marketing remark (932 chars)

    MAJOR PRICE REDUCTION MOTIVATED SELLER!!! All of the old house charm without the old house problems! This home has been fully renovated inside and out, featuring 3 bedrooms,possibly 4th + 1.5 bath, new French doors from the dining room lead to a new wood deck, new vinyl siding and windows, some original wood floors, added blown in insulation to the attic and upstairs walls insulation. New 96% efficiency furnace, electric heat pump, ac and ductwork. built in dressers and bookcases plus 6 closets. Basement has a new sump pump, laundry access, and hot water heater. Main level is an open concept with a beautiful staircase leading upstairs and a fireplace. Upstairs you will find a large bedroom with lots of built ins and a half bath. The upstairs has a bonus room that could be another bedroom,office,or game room. Turnkey. Amazing curb appeal, and a spacious lot! This house is MUST SEE, call today for your private showing!

21. 2024-03-07
    price $130,000 932-char remark

    Show marketing remark (932 chars)

    MAJOR PRICE REDUCTION MOTIVATED SELLER!!! All of the old house charm without the old house problems! This home has been fully renovated inside and out, featuring 3 bedrooms,possibly 4th + 1.5 bath, new French doors from the dining room lead to a new wood deck, new vinyl siding and windows, some original wood floors, added blown in insulation to the attic and upstairs walls insulation. New 96% efficiency furnace, electric heat pump, ac and ductwork. built in dressers and bookcases plus 6 closets. Basement has a new sump pump, laundry access, and hot water heater. Main level is an open concept with a beautiful staircase leading upstairs and a fireplace. Upstairs you will find a large bedroom with lots of built ins and a half bath. The upstairs has a bonus room that could be another bedroom,office,or game room. Turnkey. Amazing curb appeal, and a spacious lot! This house is MUST SEE, call today for your private showing!

22. 2023-11-30
    price $149,900 932-char remark

    Show marketing remark (932 chars)

    MAJOR PRICE REDUCTION MOTIVATED SELLER!!! All of the old house charm without the old house problems! This home has been fully renovated inside and out, featuring 3 bedrooms,possibly 4th + 1.5 bath, new French doors from the dining room lead to a new wood deck, new vinyl siding and windows, some original wood floors, added blown in insulation to the attic and upstairs walls insulation. New 96% efficiency furnace, electric heat pump, ac and ductwork. built in dressers and bookcases plus 6 closets. Basement has a new sump pump, laundry access, and hot water heater. Main level is an open concept with a beautiful staircase leading upstairs and a fireplace. Upstairs you will find a large bedroom with lots of built ins and a half bath. The upstairs has a bonus room that could be another bedroom,office,or game room. Turnkey. Amazing curb appeal, and a spacious lot! This house is MUST SEE, call today for your private showing!

23. 2023-10-03
    listed $159,900 Active 932-char remark

    Show marketing remark (932 chars)

    MAJOR PRICE REDUCTION MOTIVATED SELLER!!! All of the old house charm without the old house problems! This home has been fully renovated inside and out, featuring 3 bedrooms,possibly 4th + 1.5 bath, new French doors from the dining room lead to a new wood deck, new vinyl siding and windows, some original wood floors, added blown in insulation to the attic and upstairs walls insulation. New 96% efficiency furnace, electric heat pump, ac and ductwork. built in dressers and bookcases plus 6 closets. Basement has a new sump pump, laundry access, and hot water heater. Main level is an open concept with a beautiful staircase leading upstairs and a fireplace. Upstairs you will find a large bedroom with lots of built ins and a half bath. The upstairs has a bonus room that could be another bedroom,office,or game room. Turnkey. Amazing curb appeal, and a spacious lot! This house is MUST SEE, call today for your private showing!

24. 2022-07-19
    soldstatus

    Show marketing remark (30 chars)

    Sold on Authorization to Show.

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$844/yr (+$70/mo · 203.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,842
• − Mortgage interest: −$7,276
• − Property taxes: −$416
• − Insurance: −$650
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$3,779
• Taxable loss: −$2,173
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $637/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: Salem R-80
• NCES district ID: 2927090
• Math proficiency: 25% ▼ -6.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $32,306
• Composite: 26.94/100
• National rank: #7082
• State rank: #253 of 324 in MO

Livability — Salem

• Score: 69/100
• State rank: #157
• US rank: #8725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, MO
• Population (ZIP): 13,634

Population outlook (Dent County) Hauer SSP2

• Today (2025): 15,149 people
• By 2030: 14,734 · -2.7%
• By 2040: 13,862 · -8.5%
• By 2050: 12,959 · -14.5%
• By 2075: 11,217 · -26.0%
• By 2100: 9,399 · -38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · China

Political lean MEDSL · Dent

• 2024 margin: Solid R (+70.2) · D 14.4% · R 84.7%
• 2008→2024 swing: -32.4pp toward R · 2008: -37.8pp · 2024: -70.2pp
• All cycles: 2024: R+70.2 2020: R+69.0 2016: R+68.2 2012: R+49.6 2008: R+37.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.66%
• Current HPI: 238.9175
• 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

-18.8% since first listed

8 events — show timeline

• 2026-05-13 Listed $129,900 MARIS as Distributed by MLS Grid
• 2024-04-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-04-29 Pending — MARIS as Distributed by MLS Grid
• 2024-04-01 Contingent — MARIS as Distributed by MLS Grid
• 2024-03-07 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2023-11-30 Price Changed $149,900 MARIS as Distributed by MLS Grid
• 2023-10-03 Listed $159,900 MARIS as Distributed by MLS Grid
• 2022-07-19 Sold (MLS) — MARIS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $416 · +4.9% YoY. Source: county tax records.