900 E Main St · Marthasville, MO 63357

$235,000

4 bd · 1.0 ba · 1,644 sqft · Other public records · 2 Days on market

Built 1955 0.53 ac lot

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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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 4-bedroom, 1-bath home nestled in the heart of Marthasville. Giving both a functional and spacious layout ideal for everyday living. ! Situated on a generous 0.527-acre corner lot, this property offers the perfect blend of space, comfort, and convenience. Step inside to find updated flooring throughout and a large, light-filled living room that creates a warm and inviting atmosphere. The kitchen features a bright space to cook and entertain with the french doors located at the eat-in spacious breakfast room. This overlooks a large serene patio, with beautifully maintained landscaping and scenic surroundings for enjoying morning coffee, summer cooking o

Key facts

• 0.53 acre lot
• 4 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $235k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/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 $215k (8.5% below list).
• Recommended offer: $215k (8.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#87 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Washington (town): math 41% / reading 55% proficiency, ranked #46 of 324 in MO (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marthasville Elementary (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 181 students, 37% FRL); Washington High School (math 29% / reading 73%, grade D+, #109 of 521 statewide, top 21%, 1,322 students, 20% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 104 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 424 units permitted in Warren County in 2024 (126 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,000 (8.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
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: 0.91% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-21,892
• Equity at exit: $35,039

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,564
• Equity at exit: $20,319

Cash invested: $65,800 (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 63357

• Active inventory: 104
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $255

Break-even live

Break-even rent $1,827

Max offer price $235,000

Occupancy floor 83%

Sensitivity live

Price	-10% $388	-5% $322	+0% $255	+5% $189	+10% $122
Rent	-10% $86	-5% $170	+0% $255	+5% $340	+10% $425
Rate	-1.0pp $374	-0.5pp $315	base $255	+0.5pp $195	+1.0pp $133

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Rottmann Dr Marthasville, MO	3.0	3.0	1350	$2,150	$1.59	45d	1	0.31mi

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-26
   listed $235,000 Active
3. 2026-04-20
   historical $235,000

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$926/yr (+$77/mo · 68.4%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $25,800
• − Mortgage interest: −$13,164
• − Property taxes: −$1,354
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$6,836
• Taxable loss: −$857
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $3,271/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: Washington
• NCES district ID: 2931110
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 55% ▼ -1.00%
• Median HH income: $58,344
• Composite: 41.87/100
• National rank: #3372
• State rank: #46 of 324 in MO

Livability — Marthasville

• Score: 72/100
• State rank: #87
• US rank: #5790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marthasville, MO
• Population (ZIP): 6,593

Population outlook (Warren County) Hauer SSP2

• Today (2025): 35,105 people
• By 2030: 35,605 · +1.4%
• By 2040: 36,047 · +2.7%
• By 2050: 35,479 · +1.1%
• By 2075: 33,325 · -5.1%
• By 2100: 28,282 · -19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Asian 2% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+49.5) · D 24.7% · R 74.2% · Other 1.0%
• 2008→2024 swing: -36.9pp toward R · 2008: -12.6pp · 2024: -49.5pp
• All cycles: 2024: R+49.5 2020: R+46.0 2016: R+45.6 2012: R+26.8 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.39%
• Current HPI: 165.0027
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-27 Pending — MARIS as Distributed by MLS Grid
• 2026-04-26 Listed $235,000 MARIS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $235,000 MARIS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $1,354 · +9.2% YoY. Source: county tax records.