102 Lutes St · Marble Hill, MO 63764

$93,900

2 bd · 1.0 ba · 768 sqft · Other public records · 73 Days on market

Built 1960 0.30 ac lot $122/sqft · 14% below area Est $110k · 14% under

---

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 +20.4/30.0
• ARV discount +14.0/15.0
• DSCR +6.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home situated on a spacious corner lot offering exceptional outdoor space. This well-maintained property features beautiful hardwood floors throughout the main living areas, creating a warm and inviting atmosphere. The layout includes a comfortable living room, kitchen, and two nicely sized bedrooms. The expansive lot provides room for gardening, outdoor entertaining, future expansion, or additional storage options. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home delivers great potential in a desirable setting.

Key facts

• Expansive lot
• Outdoor entertaining
• Outdoor space

Tags

• CORNER LOT
• OUTDOOR SPACE
• HARDWOOD FLOORS
• EXPANSIVE LOT
• ROOM FOR GARDENING
• OUTDOOR ENTERTAINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $85k (9.8% below list).
• Recommended offer: $85k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.1% in Marble Hill — 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 60/100 on livability (#508 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: schools F, amenities F, commute F.
• Woodland R-IV (rural): math 27% / reading 42% proficiency, ranked #239 of 324 in MO (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($649 loan paydown + $3k appreciation (3.0% local appreciation)).
• Bollinger County population projected at -14% 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 $26k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,724 (9.8% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (median comp): $109,795
• List price: $93,900
• Delta: -14.48%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.6%
• Equity multiple: 1.72×
• Total profit: $19,002
• Equity at exit: $42,222

10-year hold

• IRR: 14.6%
• Equity multiple: 3.16×
• Total profit: $56,745
• Equity at exit: $65,068

Cash invested: $26,292 (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 63764

• Active inventory: 44
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$492
• Tax from tax record: −$16 /mo · $195/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $122

Break-even live

Break-even rent $693

Max offer price $93,900

Occupancy floor 81%

Sensitivity live

Price	-10% $175	-5% $148	+0% $122	+5% $-12	+10% $-44
Rent	-10% $55	-5% $88	+0% $122	+5% $155	+10% $188
Rate	-1.0pp $169	-0.5pp $145	base $122	+0.5pp $97	+1.0pp $72

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: $23,475
• Closing costs: $2,817
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $93,900 Active 73 DOM
2. 2026-06-18
   days on market $93,900 Active 71 DOM
3. 2026-06-17
   days on market $93,900 Active 70 DOM
4. 2026-06-16
   days on market $93,900 Active 69 DOM
5. 2026-06-15
   days on market $93,900 Active 68 DOM
6. 2026-06-13
   days on market $93,900 Active 66 DOM
7. 2026-06-12
   days on market $93,900 Active 65 DOM
8. 2026-06-09
   days on market $93,900 Active 62 DOM
9. 2026-06-08
   days on market $93,900 Active 61 DOM
10. 2026-06-07
    days on market $93,900 Active 60 DOM
11. 2026-06-07
    days on market $93,900 Active 59 DOM
12. 2026-06-04
    days on market $93,900 Active 56 DOM
13. 2026-06-02
    days on market $93,900 Active 55 DOM
14. 2026-06-01
    days on market $93,900 Active 54 DOM
15. 2026-05-31
    days on market $93,900 Active 53 DOM
16. 2026-05-05
    price $93,900 594-char remark

    Show marketing remark (594 chars)

    Charming 2-bedroom, 1-bath home situated on a spacious corner lot offering exceptional outdoor space. This well-maintained property features beautiful hardwood floors throughout the main living areas, creating a warm and inviting atmosphere. The layout includes a comfortable living room, kitchen, and two nicely sized bedrooms. The expansive lot provides room for gardening, outdoor entertaining, future expansion, or additional storage options. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home delivers great potential in a desirable setting.

17. 2026-04-08
    listed $96,900 Active 594-char remark

    Show marketing remark (594 chars)

    Charming 2-bedroom, 1-bath home situated on a spacious corner lot offering exceptional outdoor space. This well-maintained property features beautiful hardwood floors throughout the main living areas, creating a warm and inviting atmosphere. The layout includes a comfortable living room, kitchen, and two nicely sized bedrooms. The expansive lot provides room for gardening, outdoor entertaining, future expansion, or additional storage options. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home delivers great potential in a desirable setting.

18. 2026-04-08
    historical $96,900 594-char remark

    Show marketing remark (594 chars)

    Charming 2-bedroom, 1-bath home situated on a spacious corner lot offering exceptional outdoor space. This well-maintained property features beautiful hardwood floors throughout the main living areas, creating a warm and inviting atmosphere. The layout includes a comfortable living room, kitchen, and two nicely sized bedrooms. The expansive lot provides room for gardening, outdoor entertaining, future expansion, or additional storage options. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home delivers great potential in a desirable setting.

19. 2021-11-05
    soldstatus Closed
20. 2021-09-29
    historical Active Under Contract
21. 2021-09-08
    listed $64,900 Active
22. 1979-10-09
    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: $195 · $16/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$716/yr (+$60/mo · 367.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $10,167
• − Mortgage interest: −$5,260
• − Property taxes: −$195
• − Insurance: −$470
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$2,732
• Taxable loss: −$116
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $1,486/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: Woodland R-IV
• NCES district ID: 2919350
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $32,564
• Composite: 28.21/100
• National rank: #6804
• State rank: #239 of 324 in MO

Livability — Marble Hill

• Score: 60/100
• State rank: #508
• US rank: #19511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marble Hill, MO
• Population (ZIP): 4,568

Population outlook (Bollinger County) Hauer SSP2

• Today (2025): 11,825 people
• By 2030: 11,546 · -2.4%
• By 2040: 10,935 · -7.5%
• By 2050: 10,222 · -13.6%
• By 2075: 8,396 · -29.0%
• By 2100: 6,530 · -44.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Iranian 5% Lithuanian 3% Serbian 2%
• Foreign-born: 0%

Political lean MEDSL · Bollinger

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.1%
• 2008→2024 swing: -35.4pp toward R · 2008: -39.5pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.8 2016: R+72.7 2012: R+52.8 2008: R+39.5

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

+44.7% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $93,900 MARIS as Distributed by MLS Grid
• 2026-04-08 Listed $96,900 MARIS as Distributed by MLS Grid
• 2026-04-08 Coming Soon $96,900 MARIS as Distributed by MLS Grid
• 2021-11-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-09-29 Contingent — MARIS as Distributed by MLS Grid
• 2021-09-08 Listed $64,900 MARIS as Distributed by MLS Grid
• 1979-10-09 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2021): $195 · +3.2% YoY. Source: county tax records.