258 Main St · Herculaneum, MO 63048

$214,900

3 bd · 1.0 ba · 2,025 sqft · Other public records · 47 Days on market

Built 1957 0.26 ac lot $106/sqft · 17% below area Est $260k · 17% under ↓ 10% since listing

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Retro Lovers take note! This solid, well cared for home is full of potential. With its original 1970 Charm, including retro kitchen countertops and classic tile work in the bathroom, this property is a great opportunity to preserve the charm or for someone to make it their own. This well loved home has had the same owners since it was built in 1957. On the main level you have a kitchen with plenty of counterspace and cabinets. A dining room with an arched entry way into the Living room. The living room has lots of natural light coming in from the windows and has a gas fireplace perfect for those cool nights. There are three bedrooms. The main bedroom has 2 closets and all the bedrooms have wood flooring. From the 2 car garage you have accesss to your lower level. Down there is a family room with a wood burning fireplace, storage room, laundry area(washer and dryer can stay) a shower and a small kitchenette. This house will literally take you back in time. You are going to want to check this one out. Nice level yard, close to schools and highways. Roof is less than 4 years old and HVAC is only 5 years old. The Shed in the backyard will stay with house. Schedule your showing today. Home is being sold AS IS.

Key facts

• Wood flooring
• Gas fireplace
• Arched entry way

Tags

• RETRO KITCHEN COUNTERTOPS
• CLASSIC TILE WORK
• ARCHED ENTRY WAY
• GAS FIREPLACE
• WOOD FLOORING
• WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/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 $200k (7.2% below list).
• Recommended offer: $200k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.9% in Herculaneum — 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 59/100 on livability (#542 in MO) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A, crime B+; Watch: schools C-, amenities F, commute F.
• Dunklin R-V (suburban): math 32% / reading 47% proficiency, ranked #149 of 324 in MO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,500 (7.2% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (median comp): $259,921
• List price: $214,900
• Delta: -17.32%
• 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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-20,104
• Equity at exit: $32,042

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,291
• Equity at exit: $18,581

Cash invested: $60,172 (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 63048

• Home prices YoY: -8.6%
• Active inventory: 58
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $232

Break-even live

Break-even rent $1,701

Max offer price $214,900

Occupancy floor 83%

Sensitivity live

Price	-10% $354	-5% $293	+0% $232	+5% $171	+10% $110
Rent	-10% $74	-5% $153	+0% $232	+5% $311	+10% $390
Rate	-1.0pp $340	-0.5pp $287	base $232	+0.5pp $176	+1.0pp $120

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Oak Hill Holw Herculaneum, MO	4.0	3.0	1450	$1,995	$1.38	8d	1	0.05mi

Listing history 12 events

1. 2026-06-17
   status $214,900 Pending 47 DOM
2. 2026-06-16
   days on market $214,900 Active 47 DOM
3. 2026-06-15
   pricestatusdays on market $214,900 Active 46 DOM
4. 2026-06-05
   statusdays on market $219,000 Pending 45 DOM
5. 2026-06-04
   days on market $219,000 Active 44 DOM
6. 2026-06-02
   days on market $219,000 Active 43 DOM
7. 2026-06-01
   days on market $219,000 Active 42 DOM
8. 2026-05-31
   days on market $219,000 Active 41 DOM
9. 2026-05-14
   price $224,900 1235-char remark

   Show marketing remark (1235 chars)

   Retro Lovers take note! This solid, well cared for home is full of potential. With its original 1970 Charm, including retro kitchen countertops and classic tile work in the bathroom, this property is a great opportunity to preserve the charm or for someone to make it their own. This well loved home has had the same owners since it was built in 1957. On the main level you have a kitchen with plenty of counterspace and cabinets. A dining room with an arched entry way into the Living room. The living room has lots of natural light coming in from the windows and has a gas fireplace perfect for those cool nights. There are three bedrooms. The main bedroom has 2 closets and all the bedrooms have wood flooring. From the 2 car garage you have accesss to your lower level. Down there is a family room with a wood burning fireplace, storage room, laundry area(washer and dryer can stay) a shower and a small kitchenette. This house will literally take you back in time. You are going to want to check this one out. Nice level yard, close to schools and highways. Roof is less than 4 years old and HVAC is only 5 years old. The Shed in the backyard will stay with house. Schedule your showing today. Home is being sold AS IS.

10. 2026-05-03
    price $239,900 1235-char remark

    Show marketing remark (1235 chars)

    Retro Lovers take note! This solid, well cared for home is full of potential. With its original 1970 Charm, including retro kitchen countertops and classic tile work in the bathroom, this property is a great opportunity to preserve the charm or for someone to make it their own. This well loved home has had the same owners since it was built in 1957. On the main level you have a kitchen with plenty of counterspace and cabinets. A dining room with an arched entry way into the Living room. The living room has lots of natural light coming in from the windows and has a gas fireplace perfect for those cool nights. There are three bedrooms. The main bedroom has 2 closets and all the bedrooms have wood flooring. From the 2 car garage you have accesss to your lower level. Down there is a family room with a wood burning fireplace, storage room, laundry area(washer and dryer can stay) a shower and a small kitchenette. This house will literally take you back in time. You are going to want to check this one out. Nice level yard, close to schools and highways. Roof is less than 4 years old and HVAC is only 5 years old. The Shed in the backyard will stay with house. Schedule your showing today. Home is being sold AS IS.

11. 2026-04-20
    listed $250,000 Active 1235-char remark

    Show marketing remark (1235 chars)

    Retro Lovers take note! This solid, well cared for home is full of potential. With its original 1970 Charm, including retro kitchen countertops and classic tile work in the bathroom, this property is a great opportunity to preserve the charm or for someone to make it their own. This well loved home has had the same owners since it was built in 1957. On the main level you have a kitchen with plenty of counterspace and cabinets. A dining room with an arched entry way into the Living room. The living room has lots of natural light coming in from the windows and has a gas fireplace perfect for those cool nights. There are three bedrooms. The main bedroom has 2 closets and all the bedrooms have wood flooring. From the 2 car garage you have accesss to your lower level. Down there is a family room with a wood burning fireplace, storage room, laundry area(washer and dryer can stay) a shower and a small kitchenette. This house will literally take you back in time. You are going to want to check this one out. Nice level yard, close to schools and highways. Roof is less than 4 years old and HVAC is only 5 years old. The Shed in the backyard will stay with house. Schedule your showing today. Home is being sold AS IS.

12. 2026-04-20
    historical $250,000 1235-char remark

    Show marketing remark (1235 chars)

    Retro Lovers take note! This solid, well cared for home is full of potential. With its original 1970 Charm, including retro kitchen countertops and classic tile work in the bathroom, this property is a great opportunity to preserve the charm or for someone to make it their own. This well loved home has had the same owners since it was built in 1957. On the main level you have a kitchen with plenty of counterspace and cabinets. A dining room with an arched entry way into the Living room. The living room has lots of natural light coming in from the windows and has a gas fireplace perfect for those cool nights. There are three bedrooms. The main bedroom has 2 closets and all the bedrooms have wood flooring. From the 2 car garage you have accesss to your lower level. Down there is a family room with a wood burning fireplace, storage room, laundry area(washer and dryer can stay) a shower and a small kitchenette. This house will literally take you back in time. You are going to want to check this one out. Nice level yard, close to schools and highways. Roof is less than 4 years old and HVAC is only 5 years old. The Shed in the backyard will stay with house. Schedule your showing today. Home is being sold 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: $1,531 · $128/mo
• Projected year-2 tax: $2,085 · $174/mo
• Expected delta: +$554/yr (+$46/mo · 36.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,940
• − Mortgage interest: −$12,038
• − Property taxes: −$1,531
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,252
• Taxable loss: −$785
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $2,972/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: Dunklin R-V
• NCES district ID: 2914250
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $45,839
• Composite: 33.62/100
• National rank: #5403
• State rank: #149 of 324 in MO

Livability — Herculaneum

• Score: 59/100
• State rank: #542
• US rank: #20094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Herculaneum, MO
• City population: 4,143
• Population (ZIP): 4,143

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 (82%)
• Race & ethnicity: White 82% Two or more races 14% Black 3%
• Common ancestry: Lithuanian 6% Slovak 5% Iranian 4%
• Foreign-born: 0%

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: ▼ -22.70%
• Current HPI: 240.2239
• 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

-10.0% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $224,900 MARIS as Distributed by MLS Grid
• 2026-05-03 Price Changed $239,900 MARIS as Distributed by MLS Grid
• 2026-04-20 Listed $250,000 MARIS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $250,000 MARIS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $1,531 · +7.5% YoY. Source: county tax records.