604 N 3rd St · Hayti, MO 63851

$32,500

2 bd · 1.0 ba · 800 sqft · Other public records · 519 Days on market

Built 1989 6,970 sqft lot $41/sqft · 30% below area Est $40k · 18% under ↓ 12% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Awesome 2 bed 1 bath investment property. If you're looking to downsize or add to your rental portfolio this may be the home for you. Home is currently occupied and will need 24-hour notice before any viewings. Do not disturb Tenants.

Key facts

• 6,970 sq ft lot
• Built 1989
• Listed 518 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $32k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($827 rent vs $32k).
• Recommended offer: $29k (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 $1k of equity ($225 loan paydown + $975 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 519 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 7 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

• 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 $28,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 519 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.54% ✓
• Cap rate: 23.02%
• Cash-on-cash: 59.74%
• DSCR: 3.66
• GRM: 3.3

CMA / ARV

• ARV (median comp): $39,505
• List price: $32,500
• Delta: -17.73%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 64.6%
• Equity multiple: 4.60×
• Total profit: $32,764
• Equity at exit: $14,613

10-year hold

• IRR: 64.1%
• Equity multiple: 9.37×
• Total profit: $76,203
• Equity at exit: $22,521

Cash invested: $9,100 (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: 3.3×

Monthly cashflow live

• Estimated rent: $827 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$16 /mo · $192/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $453

Break-even live

Break-even rent $253

Max offer price $32,500

Occupancy floor 40%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $32,500 Active 519 DOM
2. 2026-06-17
   days on market $32,500 Active 518 DOM
3. 2026-06-16
   days on market $32,500 Active 517 DOM
4. 2026-06-15
   days on market $32,500 Active 516 DOM
5. 2026-06-13
   days on market $32,500 Active 514 DOM
6. 2026-06-12
   days on market $32,500 Active 513 DOM
7. 2026-06-09
   days on market $32,500 Active 510 DOM
8. 2026-06-08
   days on market $32,500 Active 509 DOM
9. 2026-06-07
   days on market $32,500 Active 508 DOM
10. 2026-06-07
    days on market $32,500 Active 507 DOM
11. 2026-06-04
    days on market $32,500 Active 504 DOM
12. 2026-06-02
    days on market $32,500 Active 503 DOM
13. 2026-06-01
    days on market $32,500 Active 502 DOM
14. 2026-05-31
    days on market $32,500 Active 501 DOM
15. 2026-04-07
    status Active 234-char remark

    Show marketing remark (234 chars)

    Awesome 2 bed 1 bath investment property. If you're looking to downsize or add to your rental portfolio this may be the home for you. Home is currently occupied and will need 24-hour notice before any viewings. Do not disturb Tenants.

16. 2025-12-18
    status Active 234-char remark

    Show marketing remark (234 chars)

    Awesome 2 bed 1 bath investment property. If you're looking to downsize or add to your rental portfolio this may be the home for you. Home is currently occupied and will need 24-hour notice before any viewings. Do not disturb Tenants.

17. 2025-05-28
    status Active 234-char remark

    Show marketing remark (234 chars)

    Awesome 2 bed 1 bath investment property. If you're looking to downsize or add to your rental portfolio this may be the home for you. Home is currently occupied and will need 24-hour notice before any viewings. Do not disturb Tenants.

18. 2024-11-29
    listed $32,500 Active 234-char remark

    Show marketing remark (234 chars)

    Awesome 2 bed 1 bath investment property. If you're looking to downsize or add to your rental portfolio this may be the home for you. Home is currently occupied and will need 24-hour notice before any viewings. Do not disturb Tenants.

19. 2024-11-01
    historical
20. 2024-06-29
    status Active
21. 2024-06-14
    historical
22. 2024-03-14
    listed $32,500 Active
23. 2023-12-21
    historical
24. 2023-07-18
    listed $37,000 Active

ⓘ 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: $192 · $16/mo
• Projected year-2 tax: $315 · $26/mo
• Expected delta: +$123/yr (+$10/mo · 64.3%)

ⓘ 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: $9,918
• − Mortgage interest: −$1,821
• − Property taxes: −$192
• − Insurance: −$162
• − Repairs & maintenance: −$793
• − Management: −$793
• − Depreciation: −$945
• Taxable income: $5,211
• Est. tax owed @ 24.0%: −$1,251
• After-tax cash flow: $4,185/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

-12.2% since first listed

10 events — show timeline

• 2026-04-07 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-18 Relisted — MARIS as Distributed by MLS Grid
• 2025-05-28 Relisted — MARIS as Distributed by MLS Grid
• 2024-11-29 Listed $32,500 MARIS as Distributed by MLS Grid
• 2024-11-01 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-29 Relisted — MARIS as Distributed by MLS Grid
• 2024-06-14 Delisted — MARIS as Distributed by MLS Grid
• 2024-03-14 Listed $32,500 MARIS as Distributed by MLS Grid
• 2023-12-21 Delisted — MARIS as Distributed by MLS Grid
• 2023-07-18 Listed $37,000 MARIS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $192 · +4.0% YoY. Source: county tax records.