700 Westwood Dr · Park Hills, MO 63601

$162,500

3 bd · 2.0 ba · 1,554 sqft · Other public records · 65 Days on market

Built 1966 0.34 ac lot $105/sqft · 9% below area Est $178k · 9% under

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Why this score? — see what drove the D 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 +11.4/30.0
• ARV discount +11.4/15.0
• Schools +3.4/10.0
• DSCR +3.3/10.0
• Livability +2.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0

Listing remarks MLS

A delightful ranch-style home with 4 bedrooms and 2 bathrooms, offering a comfortable and functional layout. The large, open yard provides plenty of space for relaxing or entertaining, all set within a quiet, peaceful neighborhood. This inviting property combines space and comfort, making it a wonderful place to call home—schedule your showing today!

Key facts

• 0.34 acre lot
• Garage
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $162k.

Deal economics

• At list price, monthly cash flow is $-56 ($-667/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (24.1% below list).
• Recommended offer: $123k (24.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#585 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: schools D, amenities F, commute F.
• Central R-III (town): math 36% / reading 45% proficiency, ranked #150 of 324 in MO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 134 units permitted in St. Francois County in 2024 (32 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $123,401 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.76% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (median comp): $177,853
• List price: $162,500
• Delta: -8.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-29,908
• Equity at exit: $24,229

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-30,755
• Equity at exit: $14,050

Cash invested: $45,500 (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 63601

• Home prices YoY: -2.6%
• Active inventory: 73
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$111 /mo · $1,326/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-56

Break-even live

Break-even rent $1,304

Max offer price $152,687

Occupancy floor 100%

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $162,500 Active 65 DOM
2. 2026-06-17
   days on market $162,500 Active 64 DOM
3. 2026-06-17
   price $162,500 Active 63 DOM
4. 2026-06-16
   days on market $172,500 Active 63 DOM
5. 2026-06-15
   days on market $172,500 Active 62 DOM
6. 2026-06-13
   days on market $172,500 Active 60 DOM
7. 2026-06-12
   days on market $172,500 Active 59 DOM
8. 2026-06-09
   days on market $172,500 Active 56 DOM
9. 2026-06-08
   days on market $172,500 Active 55 DOM
10. 2026-06-07
    days on market $172,500 Active 54 DOM
11. 2026-06-05
    days on market $172,500 Active 52 DOM
12. 2026-06-04
    days on market $172,500 Active 50 DOM
13. 2026-06-02
    days on market $172,500 Active 49 DOM
14. 2026-06-01
    days on market $172,500 Active 48 DOM
15. 2026-05-31
    days on market $172,500 Active 47 DOM
16. 2026-04-14
    listed $172,500 Active 358-char remark

    Show marketing remark (358 chars)

    A delightful ranch-style home with 4 bedrooms and 2 bathrooms, offering a comfortable and functional layout. The large, open yard provides plenty of space for relaxing or entertaining, all set within a quiet, peaceful neighborhood. This inviting property combines space and comfort, making it a wonderful place to call home—schedule your showing today!

17. 2021-05-13
    status Pending 16-char remark

    Show marketing remark (16 chars)

    ONE TIME SHOWING

18. 2021-05-13
    listed $229,600 Active 16-char remark

    Show marketing remark (16 chars)

    ONE TIME SHOWING

19. 2021-05-10
    soldstatus
20. 2021-05-06
    soldstatus Closed 16-char remark

    Show marketing remark (16 chars)

    ONE TIME SHOWING

21. 2019-08-16
    soldstatus Closed
22. 2019-07-09
    historical Active Under Contract
23. 2019-07-02
    listed $74,500 Active
24. 2000-11-16
    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: $1,326 · $111/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$250/yr (+$21/mo · 18.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 20 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: $14,808
• − Mortgage interest: −$9,103
• − Property taxes: −$1,326
• − Insurance: −$812
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$4,727
• Taxable loss: −$3,530
• Est. tax savings @ 24.0%: +$847
• After-tax cash flow: $181/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: Central R-III
• NCES district ID: 2929170
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,745
• Composite: 33.61/100
• National rank: #5410
• State rank: #150 of 324 in MO

Livability — Park Hills

• Score: 58/100
• State rank: #585
• US rank: #20779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Hills, MO
• Population (ZIP): 16,434

Population outlook (St. Francois County) Hauer SSP2

• Today (2025): 68,683 people
• By 2030: 69,574 · +1.3%
• By 2040: 70,665 · +2.9%
• By 2050: 70,708 · +2.9%
• By 2075: 67,917 · -1.1%
• By 2100: 56,563 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · St. Francois

• 2024 margin: Solid R (+51.4) · D 23.8% · R 75.2%
• 2008→2024 swing: -46.8pp toward R · 2008: -4.6pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.1 2016: R+45.4 2012: R+19.5 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.30%
• Current HPI: 278.5365
• 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

+131.5% since first listed

9 events — show timeline

• 2026-04-14 Listed $172,500 MARIS as Distributed by MLS Grid
• 2021-05-13 Pending — MARIS as Distributed by MLS Grid
• 2021-05-13 Listed $229,600 MARIS as Distributed by MLS Grid
• 2021-05-10 Sold (Public Records) — Public Records
• 2021-05-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-08-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-07-09 Contingent — MARIS as Distributed by MLS Grid
• 2019-07-02 Listed $74,500 MARIS as Distributed by MLS Grid
• 2000-11-16 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,326 · +3.9% YoY. Source: county tax records.