301 E Jackson · Hayti, MO 63851

$115,000

4 bd · 1.5 ba · 1,674 sqft · Other public records · 242 Days on market

Built 1960 6,969 sqft lot $69/sqft · 13% above area Est $102k · 13% over ↓ 7% since listing

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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).

• Cash flow +22.8/30.0
• DSCR +7.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.1/10.0

Listing remarks MLS

Looking for a completely renovated and turn-key home? Then feast your eyes on this one! This property offers a unique opportunity to own a home that has classic charm with modern updates throughout. Everything in the home is new, electrical, plumbing, flooring, fixtures, HVAC and Roof! Home sits on a corner lot that is mostly privacy fenced and it's located just walking distance to the school. All of this and an affordable price? Yes!

Key facts

• New plumbing
• Modern updates
• New flooring

Tags

• COMPLETELY RENOVATED
• TURN-KEY HOME
• MODERN UPDATES
• NEW ELECTRICAL
• NEW PLUMBING
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/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 $114k (0.7% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#555 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B; Watch: health & safety C-, schools F, amenities F.
• Hayti R-II (town): math 9% / reading 20% proficiency, ranked #316 of 324 in MO (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 17 units permitted in Pemiscot County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pemiscot County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 0.99% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (median comp): $102,205
• List price: $115,000
• Delta: 12.52%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.4%
• Equity multiple: 1.82×
• Total profit: $26,519
• Equity at exit: $51,709

10-year hold

• IRR: 16.2%
• Equity multiple: 3.38×
• Total profit: $76,565
• Equity at exit: $79,690

Cash invested: $32,200 (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 63851

• Active inventory: 11
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $199

Break-even live

Break-even rent $890

Max offer price $115,000

Occupancy floor 78%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $115,000 Active 242 DOM
2. 2026-06-17
   days on market $115,000 Active 241 DOM
3. 2026-06-16
   days on market $115,000 Active 240 DOM
4. 2026-06-15
   days on market $115,000 Active 239 DOM
5. 2026-06-13
   days on market $115,000 Active 237 DOM
6. 2026-06-12
   days on market $115,000 Active 236 DOM
7. 2026-06-09
   days on market $115,000 Active 233 DOM
8. 2026-06-08
   days on market $115,000 Active 232 DOM
9. 2026-06-07
   days on market $115,000 Active 231 DOM
10. 2026-06-07
    days on market $115,000 Active 230 DOM
11. 2026-06-04
    days on market $115,000 Active 227 DOM
12. 2026-06-02
    days on market $115,000 Active 226 DOM
13. 2026-06-01
    days on market $115,000 Active 225 DOM
14. 2026-05-31
    days on market $115,000 Active 224 DOM
15. 2026-04-01
    status Active 442-char remark

    Show marketing remark (442 chars)

    Looking for a completely renovated and turn-key home? Then feast your eyes on this one! This property offers a unique opportunity to own a home that has classic charm with modern updates throughout. Everything in the home is new, electrical, plumbing, flooring, fixtures, HVAC and Roof! Home sits on a corner lot that is mostly privacy fenced and it's located just walking distance to the school. All of this and an affordable price? Yes!

16. 2026-04-01
    price $120,000 442-char remark

    Show marketing remark (442 chars)

    Looking for a completely renovated and turn-key home? Then feast your eyes on this one! This property offers a unique opportunity to own a home that has classic charm with modern updates throughout. Everything in the home is new, electrical, plumbing, flooring, fixtures, HVAC and Roof! Home sits on a corner lot that is mostly privacy fenced and it's located just walking distance to the school. All of this and an affordable price? Yes!

17. 2026-03-05
    status Active 442-char remark

    Show marketing remark (442 chars)

    Looking for a completely renovated and turn-key home? Then feast your eyes on this one! This property offers a unique opportunity to own a home that has classic charm with modern updates throughout. Everything in the home is new, electrical, plumbing, flooring, fixtures, HVAC and Roof! Home sits on a corner lot that is mostly privacy fenced and it's located just walking distance to the school. All of this and an affordable price? Yes!

18. 2026-02-19
    status Pending 442-char remark

    Show marketing remark (442 chars)

    Looking for a completely renovated and turn-key home? Then feast your eyes on this one! This property offers a unique opportunity to own a home that has classic charm with modern updates throughout. Everything in the home is new, electrical, plumbing, flooring, fixtures, HVAC and Roof! Home sits on a corner lot that is mostly privacy fenced and it's located just walking distance to the school. All of this and an affordable price? Yes!

19. 2025-12-04
    price $125,000 442-char remark

    Show marketing remark (442 chars)

    Looking for a completely renovated and turn-key home? Then feast your eyes on this one! This property offers a unique opportunity to own a home that has classic charm with modern updates throughout. Everything in the home is new, electrical, plumbing, flooring, fixtures, HVAC and Roof! Home sits on a corner lot that is mostly privacy fenced and it's located just walking distance to the school. All of this and an affordable price? Yes!

20. 2025-10-04
    listed $130,000 Active 442-char remark

    Show marketing remark (442 chars)

    Looking for a completely renovated and turn-key home? Then feast your eyes on this one! This property offers a unique opportunity to own a home that has classic charm with modern updates throughout. Everything in the home is new, electrical, plumbing, flooring, fixtures, HVAC and Roof! Home sits on a corner lot that is mostly privacy fenced and it's located just walking distance to the school. All of this and an affordable price? Yes!

21. 2025-03-10
    historical
22. 2025-02-28
    status Pending
23. 2025-01-13
    price $95,000
24. 2024-12-17
    price $100,000
25. 2024-12-06
    price $110,000
26. 2024-10-03
    price $120,000
27. 2024-09-03
    status Active
28. 2024-08-26
    status Pending
29. 2024-08-16
    listed $129,000 Active
30. 2009-07-20
    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: $625 · $52/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$490/yr (+$41/mo · 78.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $13,710
• − Mortgage interest: −$6,442
• − Property taxes: −$625
• − Insurance: −$575
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$3,345
• Taxable income: $529
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $2,267/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: Hayti R-II
• NCES district ID: 2913800
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 20% ▼ -2.00%
• Median HH income: $24,066
• Composite: 10.83/100
• National rank: #9762
• State rank: #316 of 324 in MO

Livability — Hayti

• Score: 59/100
• State rank: #555
• US rank: #20309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayti, MO
• Population (ZIP): 3,366

Population outlook (Pemiscot County) Hauer SSP2

• Today (2025): 15,803 people
• By 2030: 14,934 · -5.5%
• By 2040: 13,246 · -16.2%
• By 2050: 11,669 · -26.2%
• By 2075: 8,426 · -46.7%
• By 2100: 6,057 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 53% Black 38% Two or more races 8% Hispanic / Latino 1%
• Common ancestry: Italian 2% Romanian 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Pemiscot

• 2024 margin: Solid R (+49.1) · D 25.3% · R 74.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -13.1pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.6 2016: R+33.5 2012: R+14.6 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.0% since first listed

16 events — show timeline

• 2026-04-01 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-01 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-03-05 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-19 Pending — MARIS as Distributed by MLS Grid
• 2025-12-04 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2025-10-04 Listed $130,000 MARIS as Distributed by MLS Grid
• 2025-03-10 Delisted — MARIS as Distributed by MLS Grid
• 2025-02-28 Pending — MARIS as Distributed by MLS Grid
• 2025-01-13 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2024-12-17 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2024-12-06 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2024-10-03 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2024-09-03 Relisted — MARIS as Distributed by MLS Grid
• 2024-08-26 Pending — MARIS as Distributed by MLS Grid
• 2024-08-16 Listed $129,000 MARIS as Distributed by MLS Grid
• 2009-07-20 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $625 · +2106.6% YoY. Source: county tax records.