252 Commercial St · Marshfield, MO 65706

$157,000

6 bd · 4.0 ba · 1,503 sqft · MultiFamily · 264 Days on market

Built 1883 0.29 ac lot Est $198k · 21% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Attention Investors! Are you looking for an incredible opportunity that meets the 1% rule? Welcome to this completely remodeled duplex in the heart of Marshfield, where opportunity meets convenience. Perfectly situated, this property offers not just a home, but a smart investment for the savvy buyer. The property features a one bedroom, one bathroom unit and a two-bedroom, one bathroom unit. Both units feature updated bathrooms, kitchens, floors, and more! Whether you're seeking an income-generating property or looking to house hack, this versatile layout provides ample space and flexibility. Don't miss out on this incredible opportunity. Call to schedule a showing today! * * CONTRACT FOR

Key facts

• Versatile layout
• Updated floors
• Updated bathrooms

Tags

• COMPLETELY REMODELED DUPLEX
• UPDATED BATHROOMS
• UPDATED KITCHENS
• UPDATED FLOORS
• VERSATILE LAYOUT

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $157k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive. Per door: $179/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.7% in Marshfield — 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 70/100 on livability (#137 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Marshfield R-I (town): math 32% / reading 39% proficiency, ranked #209 of 324 in MO (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshfield Early Learning Cntr (174 students, 35% FRL); Marshfield Jr. High (math 35% / reading 40%, grade F, #215 of 391 statewide, top 56%, 670 students, 45% FRL); Marshfield High (math 27% / reading 45%, grade F, #313 of 521 statewide, top 60%, 916 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 138 active listings in the ZIP; 168 units permitted in Webster County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Webster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 9y 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 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $198,396
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 N Mill St Unit A-D	0.44mi	6/1.0	1,556 (+4%)	14mo	$205,000	$132	50

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,590
• Equity at exit: $23,409

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $27,244
• Equity at exit: $13,574

Cash invested: $43,960 (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 65706

• Home prices YoY: -18.7%
• Active inventory: 138
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $358

Break-even live

Break-even rent $1,373

Max offer price $157,000

Occupancy floor 75%

Sensitivity live

Price	-10% $467	-5% $413	+0% $358	+5% $304	+10% $250
Rent	-10% $214	-5% $286	+0% $358	+5% $431	+10% $503
Rate	-1.0pp $437	-0.5pp $398	base $358	+0.5pp $318	+1.0pp $276

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$1,826
Total (2 units)			$1,827

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-02-23
   status Pending
2. 2025-10-02
   price $157,000
3. 2025-06-19
   price $159,000
4. 2025-06-04
   listed $163,000 Active
5. 2025-05-20
   status Active
6. 2025-05-20
   price $163,000
7. 2025-05-19
   listed $163,000 Active
8. 2025-04-22
   historical
9. 2025-03-25
   listed $168,000 Active
10. 2025-01-18
    historical $595
11. 2025-01-11
    listed $595
12. 2024-05-23
    historical $595
13. 2024-05-05
    listed $595
14. 2024-03-20
    historical $775
15. 2024-03-20
    historical $775
16. 2024-03-19
    listed $775
17. 2024-03-19
    listed $625
18. 2024-03-13
    status Active
19. 2024-02-29
    status Pending
20. 2024-02-27
    listed $155,000 Active
21. 2024-01-16
    listed $139,000 Active
22. 2023-10-20
    price $82,000
23. 2023-10-14
    status Active
24. 2023-10-07
    status Pending
25. 2023-10-06
    listed $84,000 Active
26. 2017-08-29
    soldstatus
27. 2017-06-04
    listed $74,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,924
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$4,567
• Taxable income: $1,914
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $3,841/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: Marshfield R-I
• NCES district ID: 2920430
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $44,061
• Composite: 30.17/100
• National rank: #6320
• State rank: #209 of 324 in MO

Livability — Marshfield

• Score: 70/100
• State rank: #137
• US rank: #7803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshfield, MO
• Population (ZIP): 17,479

Population outlook (Webster County) Hauer SSP2

• Today (2025): 39,400 people
• By 2030: 40,125 · +1.8%
• By 2040: 41,169 · +4.5%
• By 2050: 41,286 · +4.8%
• By 2075: 40,104 · +1.8%
• By 2100: 33,683 · -14.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+62.2) · D 18.4% · R 80.7%
• 2008→2024 swing: -33.2pp toward R · 2008: -29.0pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+60.2 2016: R+57.9 2012: R+40.8 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.05%
• Current HPI: 235.6143
• 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

+109.6% since first listed

27 events — show timeline

• 2026-02-23 Pending — SOMO
• 2025-10-02 Price Changed $157,000 SOMO
• 2025-06-19 Price Changed $159,000 SOMO
• 2025-06-04 Listed $163,000 SOMO
• 2025-05-20 Relisted — SOMO
• 2025-05-20 Price Changed $163,000 SOMO
• 2025-05-19 Listed $163,000 SOMO
• 2025-04-22 Delisted — SOMO
• 2025-03-25 Listed $168,000 SOMO
• 2025-01-18 Rental Removed $595 APPFOLIO
• 2025-01-11 Listed for Rent $595 APPFOLIO
• 2024-05-23 Rental Removed $595 APPFOLIO
• 2024-05-05 Listed for Rent $595 APPFOLIO
• 2024-03-20 Rental Removed $775 APPFOLIO
• 2024-03-20 Rental Removed $775 APPFOLIO
• 2024-03-19 Listed for Rent $775 APPFOLIO
• 2024-03-19 Listed for Rent $625 APPFOLIO
• 2024-03-13 Relisted — SOMO
• 2024-02-29 Pending — SOMO
• 2024-02-27 Listed $155,000 SOMO
• 2024-01-16 Listed $139,000 SOMO
• 2023-10-20 Price Changed $82,000 SOMO
• 2023-10-14 Relisted — SOMO
• 2023-10-07 Pending — SOMO
• 2023-10-06 Listed $84,000 SOMO
• 2017-08-29 Sold (MLS) — SOMO
• 2017-06-04 Listed $74,900 SOMO