328 W Gracia · Marceline, MO 64658

$25,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 257 Days on market

Built 1900 0.60 ac lot $26/sqft · 82% below area ↓ 7% since listing

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment property for sale! Marceline continues to experience a rental shortage, making this location a strong opportunity for investors. The property includes two lots totaling just over . 6 acres (. 201 + . 402), situated on a corner lot with excellent potential. This space could be developed for rental units or used as a prime building spot, offering plenty of flexibility for future plans.

Key facts

• Two lots
• Rental units
• Corner lot

Tags

• TWO LOTS
• CORNER LOT
• RENTAL UNITS
• BUILDING SPOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#96 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Marceline R-V (rural): math 64% / reading 59% proficiency, ranked #13 of 324 in MO (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 4 units permitted in Linn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($173 loan paydown + $2k appreciation (9.8% local appreciation)).
• Linn County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.8% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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 1900 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.50% ✓
• Cap rate: 31.95%
• Cash-on-cash: 91.64%
• DSCR: 5.08
• GRM: 2.4

CMA / ARV

• ARV (median comp): $139,848
• List price: $25,000
• Delta: -82.12%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 E Lake St	0.53mi	2/1.0	912 (-4%)	10mo	$145,000	$159	59
116 W Chicago St	0.40mi	2/1.5	1,040 (+9%)	15mo	$129,000	$124	51
410 E Truman	0.72mi	2/1.0	960 (+1%)	24mo	$160,000	$167	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.76×
• Total profit: $47,340
• Equity at exit: $22,175

10-year hold

• IRR: 95.9%
• Equity multiple: 17.08×
• Total profit: $112,554
• Equity at exit: $47,457

Cash invested: $7,000 (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 64658

• Home prices YoY: 3.9%
• Active inventory: 22
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$15 /mo · $181/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $535

Break-even live

Break-even rent $198

Max offer price $25,000

Occupancy floor 34%

Sensitivity live

Price	-10% $549	-5% $542	+0% $535	+5% $527	+10% $520
Rent	-10% $465	-5% $500	+0% $535	+5% $569	+10% $604
Rate	-1.0pp $547	-0.5pp $541	base $535	+0.5pp $528	+1.0pp $521

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $25,000 Active 257 DOM
2. 2026-06-18
   days on market $25,000 Active 255 DOM
3. 2026-06-17
   days on market $25,000 Active 254 DOM
4. 2026-06-16
   days on market $25,000 Active 253 DOM
5. 2026-06-15
   days on market $25,000 Active 252 DOM
6. 2026-06-13
   days on market $25,000 Active 250 DOM
7. 2026-06-12
   days on market $25,000 Active 249 DOM
8. 2026-06-09
   days on market $25,000 Active 246 DOM
9. 2026-06-08
   days on market $25,000 Active 245 DOM
10. 2026-06-07
    days on market $25,000 Active 244 DOM
11. 2026-06-07
    days on market $25,000 Active 243 DOM
12. 2026-06-04
    days on market $25,000 Active 240 DOM
13. 2026-06-02
    days on market $25,000 Active 239 DOM
14. 2026-06-01
    days on market $25,000 Active 238 DOM
15. 2026-05-31
    days on market $25,000 Active 237 DOM
16. 2025-10-06
    listed $25,000 Active 397-char remark

    Show marketing remark (397 chars)

    Investment property for sale! Marceline continues to experience a rental shortage, making this location a strong opportunity for investors. The property includes two lots totaling just over . 6 acres (. 201 + . 402), situated on a corner lot with excellent potential. This space could be developed for rental units or used as a prime building spot, offering plenty of flexibility for future plans.

17. 2024-02-01
    listed $25,000 Active
18. 2024-02-01
    status Active
19. 2023-08-01
    status Active
20. 2023-07-14
    status Active
21. 2023-02-13
    listed $25,000 Active
22. 2022-07-13
    listed $27,000 Active
23. 1976-07-05
    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: $181 · $15/mo
• Projected year-2 tax: $242 · $20/mo
• Expected delta: +$61/yr (+$5/mo · 33.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,499
• − Mortgage interest: −$1,400
• − Property taxes: −$181
• − Insurance: −$125
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$727
• Taxable income: $6,385
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $4,882/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: Marceline R-V
• NCES district ID: 2920050
• Math proficiency: 64% ▼ -4.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $42,608
• Composite: 51.64/100
• National rank: #1699
• State rank: #13 of 324 in MO

Livability — Marceline

• Score: 72/100
• State rank: #96
• US rank: #6432

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marceline, MO
• Population (ZIP): 3,112

Population outlook (Linn County) Hauer SSP2

• Today (2025): 11,437 people
• By 2030: 10,946 · -4.3%
• By 2040: 9,969 · -12.8%
• By 2050: 9,056 · -20.8%
• By 2075: 7,342 · -35.8%
• By 2100: 5,656 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, Jamaica

Political lean MEDSL · Linn

• 2024 margin: Solid R (+57.2) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -48.8pp toward R · 2008: -8.5pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+53.9 2016: R+51.1 2012: R+23.5 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.81%
• Current HPI: 258.5949
• 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

-7.4% since first listed

8 events — show timeline

• 2025-10-06 Listed $25,000 RCBR
• 2024-02-01 Listed $25,000 RCBR
• 2024-02-01 Relisted — NECAR
• 2023-08-01 Relisted — NECAR
• 2023-07-14 Relisted — NECAR
• 2023-02-13 Listed $25,000 NECAR
• 2022-07-13 Listed $27,000 NECAR
• 1976-07-05 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $181 · +4.1% YoY. Source: county tax records.