1112 N 3rd St · Festus, MO 63028

$160,000

3 bd · 1.0 ba · 1,032 sqft · Other public records · 2 Days on market

Built 1950 0.30 ac lot $155/sqft · 21% below area Est $201k · 21% under

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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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +5.1/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home, in the heart of Festus, could be yours! If the walls could talk they would tell you how much happiness this home has brought others before you. Gatherings around the wood burning fireplace, nooks and crannies for hide & seek, eat in kitchen with a side entrance for guests to easily come and go and three spacious bedrooms for any purpose you desire. Original hardwood floors can be found under the carpeting! The large unfinished basement offers ample space for storage or to make it your own. Available space for a tuck under garage. Great yard and off street parking. Located close to the Blue Ribbon Festus School District and the historic Festus Main Street! Seller prefers to sell as-is.

Key facts

• 0.3 acre lot
• Built 1950
• Listed 2 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas connected
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Back yard and front yard; Level lot

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning with electric, ceiling fans
• Interior features: Full unfinished walk-out basement with storage space, rough-in for a bath, sump pump; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $142k (11.1% below list).
• Recommended offer: $142k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.6% in Festus — 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 68/100 on livability (#182 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Festus R-VI (suburban): math 55% / reading 64% proficiency, ranked #16 of 324 in MO (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Festus Elem. (math 73% / reading 73%, grade A, #16 of 1,115 statewide, top 2%, 1,039 students, 36% FRL); Festus Sr. High (math 37% / reading 60%, grade D, #147 of 521 statewide, top 29%, 979 students, 36% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 172 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 807 units permitted in Jefferson County in 2024 (104 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,175 (11.1% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $201,355
• List price: $160,000
• Delta: -20.54%
• 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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-16,968
• Equity at exit: $23,857

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-3,391
• Equity at exit: $13,834

Cash invested: $44,800 (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 63028

• Home prices YoY: -29.9%
• Active inventory: 172
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$839
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $142

Break-even live

Break-even rent $1,243

Max offer price $160,000

Occupancy floor 85%

Sensitivity live

Price	-10% $232	-5% $187	+0% $142	+5% $96	+10% $51
Rent	-10% $29	-5% $85	+0% $142	+5% $198	+10% $254
Rate	-1.0pp $222	-0.5pp $182	base $142	+0.5pp $100	+1.0pp $58

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Patriot Dr Festus, MO	1.0–2.0	1.0–2.0	1025	$1,650	$1.61	25d	1	1.16mi
1 N Oak Knoll Dr Unit 1-28 Festus, MO	3.0	1.0	970	$1,050	$1.08	25d	1	1.17mi
1 N Oak Knoll Dr Unit 1-84 Festus, MO	2.0	1.0	799	$1,025	$1.28	25d	1	1.18mi
1 N Oak Knoll Dr Unit 1-27 Festus, MO	2.0	1.0	799	$950	$1.19	25d	1	1.18mi
100 Ozark Dr Crystal City, MO	3.0	1.0	1064	$1,500	$1.41	25d	1	1.19mi
986 American Legion Dr Festus, MO	2.0	2.0	1100	$1,650	$1.50	25d	1	1.29mi
102 Doctrine Dr Festus, MO	3.0	2.0	1350	$2,199	$1.63	23d	1	1.34mi

Listing history 14 events

1. 2026-05-17
   listed $160,000 Active 499-char remark
2. 2026-05-13
   historical $160,000 499-char remark
3. 2025-12-18
   status Pending
4. 2025-12-11
   price $179,900
5. 2025-11-29
   listed $195,000 Active
6. 2025-11-25
   historical
7. 2022-06-16
   soldstatus
8. 2022-06-13
   status Pending

   Show marketing remark (721 chars)

   This charming home, in the heart of Festus, could be yours! If the walls could talk they would tell you how much happiness this home has brought others before you. Gatherings around the wood burning fireplace, nooks and crannies for hide & seek, eat in kitchen with a side entrance for guests to easily come and go and three spacious bedrooms for any purpose you desire. Original hardwood floors can be found under the carpeting! The large unfinished basement offers ample space for storage or to make it your own. Available space for a tuck under garage. Great yard and off street parking. Located close to the Blue Ribbon Festus School District and the historic Festus Main Street! Seller prefers to sell as-is.

9. 2022-06-13
   soldstatus Closed

   Show marketing remark (721 chars)

   This charming home, in the heart of Festus, could be yours! If the walls could talk they would tell you how much happiness this home has brought others before you. Gatherings around the wood burning fireplace, nooks and crannies for hide & seek, eat in kitchen with a side entrance for guests to easily come and go and three spacious bedrooms for any purpose you desire. Original hardwood floors can be found under the carpeting! The large unfinished basement offers ample space for storage or to make it your own. Available space for a tuck under garage. Great yard and off street parking. Located close to the Blue Ribbon Festus School District and the historic Festus Main Street! Seller prefers to sell as-is.

10. 2022-05-07
    historical Active Under Contract

    Show marketing remark (721 chars)

    This charming home, in the heart of Festus, could be yours! If the walls could talk they would tell you how much happiness this home has brought others before you. Gatherings around the wood burning fireplace, nooks and crannies for hide & seek, eat in kitchen with a side entrance for guests to easily come and go and three spacious bedrooms for any purpose you desire. Original hardwood floors can be found under the carpeting! The large unfinished basement offers ample space for storage or to make it your own. Available space for a tuck under garage. Great yard and off street parking. Located close to the Blue Ribbon Festus School District and the historic Festus Main Street! Seller prefers to sell as-is.

11. 2022-05-04
    status Active

    Show marketing remark (721 chars)

    This charming home, in the heart of Festus, could be yours! If the walls could talk they would tell you how much happiness this home has brought others before you. Gatherings around the wood burning fireplace, nooks and crannies for hide & seek, eat in kitchen with a side entrance for guests to easily come and go and three spacious bedrooms for any purpose you desire. Original hardwood floors can be found under the carpeting! The large unfinished basement offers ample space for storage or to make it your own. Available space for a tuck under garage. Great yard and off street parking. Located close to the Blue Ribbon Festus School District and the historic Festus Main Street! Seller prefers to sell as-is.

12. 2022-04-26
    historical Active Under Contract

    Show marketing remark (721 chars)

    This charming home, in the heart of Festus, could be yours! If the walls could talk they would tell you how much happiness this home has brought others before you. Gatherings around the wood burning fireplace, nooks and crannies for hide & seek, eat in kitchen with a side entrance for guests to easily come and go and three spacious bedrooms for any purpose you desire. Original hardwood floors can be found under the carpeting! The large unfinished basement offers ample space for storage or to make it your own. Available space for a tuck under garage. Great yard and off street parking. Located close to the Blue Ribbon Festus School District and the historic Festus Main Street! Seller prefers to sell as-is.

13. 2022-04-22
    listed $148,500 Active

    Show marketing remark (721 chars)

    This charming home, in the heart of Festus, could be yours! If the walls could talk they would tell you how much happiness this home has brought others before you. Gatherings around the wood burning fireplace, nooks and crannies for hide & seek, eat in kitchen with a side entrance for guests to easily come and go and three spacious bedrooms for any purpose you desire. Original hardwood floors can be found under the carpeting! The large unfinished basement offers ample space for storage or to make it your own. Available space for a tuck under garage. Great yard and off street parking. Located close to the Blue Ribbon Festus School District and the historic Festus Main Street! Seller prefers to sell as-is.

14. 2022-04-15
    historical $148,500

    Show marketing remark (721 chars)

    This charming home, in the heart of Festus, could be yours! If the walls could talk they would tell you how much happiness this home has brought others before you. Gatherings around the wood burning fireplace, nooks and crannies for hide & seek, eat in kitchen with a side entrance for guests to easily come and go and three spacious bedrooms for any purpose you desire. Original hardwood floors can be found under the carpeting! The large unfinished basement offers ample space for storage or to make it your own. Available space for a tuck under garage. Great yard and off street parking. Located close to the Blue Ribbon Festus School District and the historic Festus Main Street! Seller prefers to sell as-is.

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$641/yr (+$53/mo · 70.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 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: $17,061
• − Mortgage interest: −$8,962
• − Property taxes: −$911
• − Insurance: −$800
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$4,655
• Taxable loss: −$997
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $1,938/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: Festus R-VI
• NCES district ID: 2912030
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $51,632
• Composite: 50.79/100
• National rank: #1808
• State rank: #16 of 324 in MO

Livability — Festus

• Score: 68/100
• State rank: #182
• US rank: #9543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Festus, MO
• Population (ZIP): 27,913

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 6% Slovak 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.59%
• Current HPI: 219.9705
• 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

+7.7% since first listed

15 events — show timeline

• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-17 Listed $160,000 MARIS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $160,000 MARIS as Distributed by MLS Grid
• 2025-12-18 Pending — MARIS as Distributed by MLS Grid
• 2025-12-11 Price Changed $179,900 MARIS as Distributed by MLS Grid
• 2025-11-29 Listed $195,000 MARIS as Distributed by MLS Grid
• 2025-11-25 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-06-16 Sold (Public Records) — Public Records
• 2022-06-13 Pending — MARIS as Distributed by MLS Grid
• 2022-06-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-05-07 Contingent — MARIS as Distributed by MLS Grid
• 2022-05-04 Relisted — MARIS as Distributed by MLS Grid
• 2022-04-26 Contingent — MARIS as Distributed by MLS Grid
• 2022-04-22 Listed $148,500 MARIS as Distributed by MLS Grid
• 2022-04-15 Coming Soon $148,500 MARIS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $911 · +3.8% YoY. Source: county tax records.