704 W Broadwater Rd · Malden, MO 63863

$89,900

3 bd · 2.0 ba · 1,601 sqft · Other public records

Built 1965

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• 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

Open concept living room - kitchen - dining, with 3 bedrooms and 2 full bathrooms. Ample natural light with windows in every room. Kitchen features breakfast bar, electric cooktop, wall oven, enclosed pantry-laundry combo and utility closet. Dining area has built in china cabinet. Hall bathroom has a large linen closet with drawers and a built in hamper. Gas central heat, electric central air, natural gas water heater and ceiling fans. Outdoor living space includes a large front porch, walled patio with brick barbeque, adjacent to the 2 car carport and breezeway. Outside storage room connected to carport area. This home is situated in a corner lot just steps away from the Malden schools, sports complex, football field, state of the art Dunklin County Library, banking, shopping and much more. Call to schedule your viewing today. *** More photos coming soon

Key facts

• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.6% 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 $4k of equity ($622 loan paydown + $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.
• Current owner paid $55k; list at $90k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $89,900

Questions for the listing agent

1. Built in 1965 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.99%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.9%
• Equity multiple: 2.49×
• Total profit: $37,409
• Equity at exit: $41,737

10-year hold

• IRR: 26.3%
• Equity multiple: 4.82×
• Total profit: $96,094
• Equity at exit: $65,362

Cash invested: $25,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $398

Break-even live

Break-even rent $705

Max offer price $89,900

Occupancy floor 62%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2023-11-17
   soldstatus Closed 876-char remark

   Show marketing remark (876 chars)

   Open concept living room - kitchen - dining, with 3 bedrooms and 2 full bathrooms. Ample natural light with windows in every room. Kitchen features breakfast bar, electric cooktop, wall oven, enclosed pantry-laundry combo and utility closet. Dining area has built in china cabinet. Hall bathroom has a large linen closet with drawers and a built in hamper. Gas central heat, electric central air, natural gas water heater and ceiling fans. Outdoor living space includes a large front porch, walled patio with brick barbeque, adjacent to the 2 car carport and breezeway. Outside storage room connected to carport area. This home is situated in a corner lot just steps away from the Malden schools, sports complex, football field, state of the art Dunklin County Library, banking, shopping and much more. Call to schedule your viewing today. *** More photos coming soon

2. 2023-11-15
   status Pending 876-char remark

   Show marketing remark (876 chars)

   Open concept living room - kitchen - dining, with 3 bedrooms and 2 full bathrooms. Ample natural light with windows in every room. Kitchen features breakfast bar, electric cooktop, wall oven, enclosed pantry-laundry combo and utility closet. Dining area has built in china cabinet. Hall bathroom has a large linen closet with drawers and a built in hamper. Gas central heat, electric central air, natural gas water heater and ceiling fans. Outdoor living space includes a large front porch, walled patio with brick barbeque, adjacent to the 2 car carport and breezeway. Outside storage room connected to carport area. This home is situated in a corner lot just steps away from the Malden schools, sports complex, football field, state of the art Dunklin County Library, banking, shopping and much more. Call to schedule your viewing today. *** More photos coming soon

3. 2023-09-08
   historical Active Under Contract 876-char remark

   Show marketing remark (876 chars)

   Open concept living room - kitchen - dining, with 3 bedrooms and 2 full bathrooms. Ample natural light with windows in every room. Kitchen features breakfast bar, electric cooktop, wall oven, enclosed pantry-laundry combo and utility closet. Dining area has built in china cabinet. Hall bathroom has a large linen closet with drawers and a built in hamper. Gas central heat, electric central air, natural gas water heater and ceiling fans. Outdoor living space includes a large front porch, walled patio with brick barbeque, adjacent to the 2 car carport and breezeway. Outside storage room connected to carport area. This home is situated in a corner lot just steps away from the Malden schools, sports complex, football field, state of the art Dunklin County Library, banking, shopping and much more. Call to schedule your viewing today. *** More photos coming soon

4. 2023-09-07
   historical
5. 2023-08-30
   listed $89,900 Active 876-char remark

   Show marketing remark (876 chars)

   Open concept living room - kitchen - dining, with 3 bedrooms and 2 full bathrooms. Ample natural light with windows in every room. Kitchen features breakfast bar, electric cooktop, wall oven, enclosed pantry-laundry combo and utility closet. Dining area has built in china cabinet. Hall bathroom has a large linen closet with drawers and a built in hamper. Gas central heat, electric central air, natural gas water heater and ceiling fans. Outdoor living space includes a large front porch, walled patio with brick barbeque, adjacent to the 2 car carport and breezeway. Outside storage room connected to carport area. This home is situated in a corner lot just steps away from the Malden schools, sports complex, football field, state of the art Dunklin County Library, banking, shopping and much more. Call to schedule your viewing today. *** More photos coming soon

6. 2023-08-29
   listed $89,900
7. 2020-02-06
   soldstatus 1004-char remark

   Show marketing remark (1004 chars)

   "Mid-Century charmer awaits your TLC. Open concept living room/dining/kitchen with 3 bedrooms and 2 full baths. Ample natural light with windows in every room, even in the entry doors. Original hardwood floors preserved under carpet throughout entire house; vinyl/tile in bathrooms and kitchen area. Kitchen features breakfast bar, electric cooktop and wall oven, new sink faucet/sprayer, generous cupboards and counter space, roomy enclosed pantry/laundry combo, and utility closet. Dining area has built-in china display cupboard. Hall bathroom has large linen cupboard and drawers with a huge built-in hamper, as well as a separate sink/vanity area with storage. The flat corner lot has mature trees, shrubbery, and perennials. Outdoor living spaces include a large front porch and walled patio with brick barbecue, adjacent to the 2-car carport and breezeway. An outside storage room is connected to the all-brick house. The property is situated in a quiet neighborhood, just steps away from all

8. 2020-02-05
   soldstatus $55,000
9. 2020-01-01
   listed $60,000
10. 1995-06-20
    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: $574 · $48/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$298/yr (+$25/mo · 51.8%)

ⓘ 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: $14,507
• − Mortgage interest: −$5,036
• − Property taxes: −$574
• − Insurance: −$450
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,615
• Taxable income: $3,511
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $3,937/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

+49.8% since first listed

10 events — show timeline

• 2023-11-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-11-15 Pending — MARIS as Distributed by MLS Grid
• 2023-09-08 Contingent — MARIS as Distributed by MLS Grid
• 2023-09-07 Listing Removed — CARMLS
• 2023-08-30 Listed $89,900 MARIS as Distributed by MLS Grid
• 2023-08-29 Listed $89,900 CARMLS
• 2020-02-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-02-05 Sold (MLS) $55,000 CARMLS
• 2020-01-01 Listed $60,000 CARMLS
• 1995-06-20 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $574 · +2.4% YoY. Source: county tax records.