204 E Odell St · Marionville, MO 65705

$55,000

3 bd · 1.0 ba · 874 sqft · Other public records · 305 Days on market

Built 1945 0.41 ac lot $63/sqft · 63% below area ↓ 44% 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

Fixer-Upper Opportunity! If you're looking for a project with big potential, this is it! Nestled in a peaceful, small-town setting, this vintage 3-bedroom, 1-bath home is full of character and ready for a fresh start. The spacious lot offers mature trees, a fenced backyard, and room to create your ideal outdoor space. It is currently occupied. The home needs significant repairs and renovations--but for the right buyer, it's a blank canvas to bring your vision to life. The covered front porch, high-pitched roof, and classic design give it an old-country charm that's hard to find these days. Perfect for investors, DIYers, or anyone with a passion for restoration, this property is being sold as-is. With a little elbow grease and imagination, this could be a truly special place to call home--or a great income property.

Key facts

• Covered front porch
• High-pitched roof
• Spacious lot

Tags

• SPACIOUS LOT
• MATURE TREES
• FENCED BACKYARD
• COVERED FRONT PORCH
• HIGH-PITCHED ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($725 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#130 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Marionville R-IX (rural): math 46% / reading 63% proficiency, ranked #25 of 324 in MO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 67 units permitted in Lawrence County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lawrence County population projected at -15% 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 $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $44k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 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 1945 — 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. 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: 1.32% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (median comp): $148,874
• List price: $55,000
• Delta: -63.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.34×
• Total profit: $5,308
• Equity at exit: $8,201

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $22,910
• Equity at exit: $4,755

Cash invested: $15,400 (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 65705

• Home prices YoY: -2.7%
• Active inventory: 38
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $725 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$152
• Net cashflow: $223

Break-even live

Break-even rent $442

Max offer price $55,000

Occupancy floor 64%

Sensitivity live

Price	-10% $255	-5% $239	+0% $223	+5% $208	+10% $192
Rent	-10% $166	-5% $195	+0% $223	+5% $252	+10% $281
Rate	-1.0pp $251	-0.5pp $237	base $223	+0.5pp $209	+1.0pp $195

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 E Neil Apt 8 Marionville, MO	2.0	1.0	850	$725	$0.85	44d	1	0.36mi

Listing history 23 events

1. 2026-06-21
   days on market $55,000 Active 305 DOM
2. 2026-06-18
   days on market $55,000 Active 303 DOM
3. 2026-06-17
   days on market $55,000 Active 302 DOM
4. 2026-06-16
   days on market $55,000 Active 301 DOM
5. 2026-06-15
   days on market $55,000 Active 300 DOM
6. 2026-06-13
   days on market $55,000 Active 298 DOM
7. 2026-06-12
   days on market $55,000 Active 297 DOM
8. 2026-06-09
   days on market $55,000 Active 294 DOM
9. 2026-06-08
   days on market $55,000 Active 293 DOM
10. 2026-06-07
    days on market $55,000 Active 292 DOM
11. 2026-06-07
    days on market $55,000 Active 291 DOM
12. 2026-06-04
    days on market $55,000 Active 288 DOM
13. 2026-06-02
    days on market $55,000 Active 287 DOM
14. 2026-06-01
    days on market $55,000 Active 286 DOM
15. 2026-05-31
    days on market $55,000 Active 285 DOM
16. 2026-03-06
    price $55,000 826-char remark

    Show marketing remark (826 chars)

    Fixer-Upper Opportunity! If you're looking for a project with big potential, this is it! Nestled in a peaceful, small-town setting, this vintage 3-bedroom, 1-bath home is full of character and ready for a fresh start. The spacious lot offers mature trees, a fenced backyard, and room to create your ideal outdoor space. It is currently occupied. The home needs significant repairs and renovations--but for the right buyer, it's a blank canvas to bring your vision to life. The covered front porch, high-pitched roof, and classic design give it an old-country charm that's hard to find these days. Perfect for investors, DIYers, or anyone with a passion for restoration, this property is being sold as-is. With a little elbow grease and imagination, this could be a truly special place to call home--or a great income property.

17. 2025-12-30
    price $65,000 826-char remark

    Show marketing remark (826 chars)

    Fixer-Upper Opportunity! If you're looking for a project with big potential, this is it! Nestled in a peaceful, small-town setting, this vintage 3-bedroom, 1-bath home is full of character and ready for a fresh start. The spacious lot offers mature trees, a fenced backyard, and room to create your ideal outdoor space. It is currently occupied. The home needs significant repairs and renovations--but for the right buyer, it's a blank canvas to bring your vision to life. The covered front porch, high-pitched roof, and classic design give it an old-country charm that's hard to find these days. Perfect for investors, DIYers, or anyone with a passion for restoration, this property is being sold as-is. With a little elbow grease and imagination, this could be a truly special place to call home--or a great income property.

18. 2025-12-29
    price $68,000 826-char remark

    Show marketing remark (826 chars)

    Fixer-Upper Opportunity! If you're looking for a project with big potential, this is it! Nestled in a peaceful, small-town setting, this vintage 3-bedroom, 1-bath home is full of character and ready for a fresh start. The spacious lot offers mature trees, a fenced backyard, and room to create your ideal outdoor space. It is currently occupied. The home needs significant repairs and renovations--but for the right buyer, it's a blank canvas to bring your vision to life. The covered front porch, high-pitched roof, and classic design give it an old-country charm that's hard to find these days. Perfect for investors, DIYers, or anyone with a passion for restoration, this property is being sold as-is. With a little elbow grease and imagination, this could be a truly special place to call home--or a great income property.

19. 2025-12-04
    status Active 826-char remark

    Show marketing remark (826 chars)

    Fixer-Upper Opportunity! If you're looking for a project with big potential, this is it! Nestled in a peaceful, small-town setting, this vintage 3-bedroom, 1-bath home is full of character and ready for a fresh start. The spacious lot offers mature trees, a fenced backyard, and room to create your ideal outdoor space. It is currently occupied. The home needs significant repairs and renovations--but for the right buyer, it's a blank canvas to bring your vision to life. The covered front porch, high-pitched roof, and classic design give it an old-country charm that's hard to find these days. Perfect for investors, DIYers, or anyone with a passion for restoration, this property is being sold as-is. With a little elbow grease and imagination, this could be a truly special place to call home--or a great income property.

20. 2025-10-28
    status Pending 826-char remark

    Show marketing remark (826 chars)

    Fixer-Upper Opportunity! If you're looking for a project with big potential, this is it! Nestled in a peaceful, small-town setting, this vintage 3-bedroom, 1-bath home is full of character and ready for a fresh start. The spacious lot offers mature trees, a fenced backyard, and room to create your ideal outdoor space. It is currently occupied. The home needs significant repairs and renovations--but for the right buyer, it's a blank canvas to bring your vision to life. The covered front porch, high-pitched roof, and classic design give it an old-country charm that's hard to find these days. Perfect for investors, DIYers, or anyone with a passion for restoration, this property is being sold as-is. With a little elbow grease and imagination, this could be a truly special place to call home--or a great income property.

21. 2025-09-18
    price $75,000 826-char remark

    Show marketing remark (826 chars)

    Fixer-Upper Opportunity! If you're looking for a project with big potential, this is it! Nestled in a peaceful, small-town setting, this vintage 3-bedroom, 1-bath home is full of character and ready for a fresh start. The spacious lot offers mature trees, a fenced backyard, and room to create your ideal outdoor space. It is currently occupied. The home needs significant repairs and renovations--but for the right buyer, it's a blank canvas to bring your vision to life. The covered front porch, high-pitched roof, and classic design give it an old-country charm that's hard to find these days. Perfect for investors, DIYers, or anyone with a passion for restoration, this property is being sold as-is. With a little elbow grease and imagination, this could be a truly special place to call home--or a great income property.

22. 2025-07-26
    price $85,000 826-char remark

    Show marketing remark (826 chars)

    Fixer-Upper Opportunity! If you're looking for a project with big potential, this is it! Nestled in a peaceful, small-town setting, this vintage 3-bedroom, 1-bath home is full of character and ready for a fresh start. The spacious lot offers mature trees, a fenced backyard, and room to create your ideal outdoor space. It is currently occupied. The home needs significant repairs and renovations--but for the right buyer, it's a blank canvas to bring your vision to life. The covered front porch, high-pitched roof, and classic design give it an old-country charm that's hard to find these days. Perfect for investors, DIYers, or anyone with a passion for restoration, this property is being sold as-is. With a little elbow grease and imagination, this could be a truly special place to call home--or a great income property.

23. 2025-07-13
    listed $99,000 Active 826-char remark

    Show marketing remark (826 chars)

    Fixer-Upper Opportunity! If you're looking for a project with big potential, this is it! Nestled in a peaceful, small-town setting, this vintage 3-bedroom, 1-bath home is full of character and ready for a fresh start. The spacious lot offers mature trees, a fenced backyard, and room to create your ideal outdoor space. It is currently occupied. The home needs significant repairs and renovations--but for the right buyer, it's a blank canvas to bring your vision to life. The covered front porch, high-pitched roof, and classic design give it an old-country charm that's hard to find these days. Perfect for investors, DIYers, or anyone with a passion for restoration, this property is being sold as-is. With a little elbow grease and imagination, this could be a truly special place to call home--or a great income property.

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$77/yr (+$6/mo · 17.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $8,700
• − Mortgage interest: −$3,081
• − Property taxes: −$456
• − Insurance: −$275
• − Repairs & maintenance: −$696
• − Management: −$696
• − Depreciation: −$1,600
• Taxable income: $1,896
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $2,226/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: Marionville R-IX
• NCES district ID: 2920310
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 63% ▲ 7.00%
• Median HH income: $38,029
• Composite: 45.3/100
• National rank: #2650
• State rank: #25 of 324 in MO

Livability — Marionville

• Score: 70/100
• State rank: #130
• US rank: #7580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marionville, MO
• Population (ZIP): 4,703

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Romanian 1% Slovak 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.24%
• Current HPI: 257.6581
• 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

-44.4% since first listed

8 events — show timeline

• 2026-03-06 Price Changed $55,000 SOMO
• 2025-12-30 Price Changed $65,000 SOMO
• 2025-12-29 Price Changed $68,000 SOMO
• 2025-12-04 Relisted — SOMO
• 2025-10-28 Pending — SOMO
• 2025-09-18 Price Changed $75,000 SOMO
• 2025-07-26 Price Changed $85,000 SOMO
• 2025-07-13 Listed $99,000 SOMO

Property tax history

+3.4%/yr

Latest (2025): $456 · +8.0% YoY. Source: county tax records.