8 View St · Park Hills, MO 63601

$84,900

2 bd · 1.0 ba · 720 sqft · Other public records · 20 Days on market

Built 1930 9,016 sqft lot

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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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0

Key facts

• 9,016 sq ft lot
• Built 1930
• Listed 19 days

Property features AI

Finance

• Other: Living area reported as 720 (assessor source)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service with Ameren; Electricity connected
• Home design: Single-family residence; One level
• Construction: Frame construction; Concrete perimeter foundation
• Exterior features: Corner lot; Lot dimensions approximately 180 x 50

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: No basement; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.7% in Park Hills — 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 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: amenities F, commute F, employment 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.
• Zoned schools: Central Elem. (555 students, 62% FRL); Central High (math 52% / reading 62%, grade C, #51 of 521 statewide, top 11%, 629 students, 52% FRL).
• Zoned-school proficiency averages 57% at this address vs 40% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Central R-III average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 73 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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 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?
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: 1.01% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,575
• Equity at exit: $12,659

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $12,053
• Equity at exit: $7,341

Cash invested: $23,772 (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: 8.2×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$24 /mo · $287/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $176

Break-even live

Break-even rent $639

Max offer price $84,900

Occupancy floor 75%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Falcon St Park Hills, MO	1.0–2.0	1.0	700	$995	$1.42	43d	1	0.89mi
101 Swan Dr Park Hills, MO	1.0–2.0	1.0–1.5	685	$799	$1.17	43d	7	0.95mi
1100 Falcon St Park Hills, MO	1.0–2.0	1.0	675	$895	$1.33	43d	2	1.09mi
720 Monroe St Desloge, MO	1.0	1.0	500	$675	$1.35	43d	2	1.16mi

Listing history 17 events

1. 2026-06-18
   days on market $84,900 Active 20 DOM
2. 2026-06-17
   days on market $84,900 Active 19 DOM
3. 2026-06-16
   days on market $84,900 Active 18 DOM
4. 2026-06-15
   days on market $84,900 Active 17 DOM
5. 2026-06-13
   days on market $84,900 Active 15 DOM
6. 2026-06-12
   days on market $84,900 Active 14 DOM
7. 2026-06-09
   days on market $84,900 Active 11 DOM
8. 2026-06-08
   days on market $84,900 Active 10 DOM
9. 2026-06-07
   days on market $84,900 Active 9 DOM
10. 2026-06-05
    days on market $84,900 Active 7 DOM
11. 2026-06-04
    days on market $84,900 Active 5 DOM
12. 2026-06-02
    days on market $84,900 Active 4 DOM
13. 2026-06-01
    days on market $84,900 Active 3 DOM
14. 2026-05-31
    days on market $84,900 Active 2 DOM
15. 2026-05-29
    listed $84,900 Active
16. 2020-10-13
    soldstatus
17. 2020-10-13
    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: $287 · $24/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$537/yr (+$45/mo · 187.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $10,339
• − Mortgage interest: −$4,756
• − Property taxes: −$287
• − Insurance: −$424
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$2,470
• Taxable income: $748
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $1,934/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

3 events — show timeline

• 2026-05-29 Listed $84,900 MARIS as Distributed by MLS Grid
• 2020-10-13 Sold (Public Records) — Public Records
• 2020-10-13 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $287 · +6.5% YoY. Source: county tax records.