7220 & 7218 Twin River Rd · Byrnes Mill, MO 63025

$60,000

1 bd · 0.5 ba · 1,066 sqft · Other · 37 Days on market

Built 1950 0.76 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the beautiful scenery! Great starter home! 2 bedroom ranch on .76 acres on bank of Big River! Open floor plan, some updates. Large level backyard, great for entertaining or gardening. This property is Corporate Owned and being sold AS-IS. Seller will provide no inspections or repairs. Seller reserves the right to accept/counter any offer regardless of order received. $1500 or 3% of sale price (whichever is greater) to be held for Earnest Money in form of cashiers check. Seller requires pre-approval letter (from seller's bank) or proof of funds letter. Special sale contract to be used. Addendums will be made part of the contract. Please allow 2 business days offer to be reviewed. Bank of America, N.A. employees and employees’ household members and HTS business partners of the Bank, are prohibited from purchasing this property, whether directly or indirectly. On December 11th it goes to auction.

Key facts

• River lots
• Access to big river
• No hoa

Tags

• RIVER LOTS
• ACCESS TO BIG RIVER
• NO HOA

Property features AI

Finance

• Other: Above-grade finished area approximately 1,066 (public records)

Exterior

• Parking: Asphalt parking; Attached garage, 1-car
• Utilities: Well water; Septic tank; Electric: other; No utilities listed
• Home design: Residential cabin; One story; Private ownership; Condition: fixer
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Gated and other fencing; Waterfront property with river access and river frontage; Cleared and level lot with scattered woods; County road frontage

Interior

• Bedrooms: 1 bedroom (main level)
• Flooring: See remarks
• Bathrooms: 1 half bath (main level)
• Heating & cooling: No heating; No cooling
• Interior features: Flooring: see remarks

🔨 Auction listing. The $60,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $267,562 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $-942 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#591 in MO) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, cost of living A-; Watch: crime C-, amenities F, commute F.
• Northwest R-I (suburban): math 37% / reading 43% proficiency, ranked #128 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: High Ridge Elem. (math 37% / reading 27%, grade F, #761 of 1,115 statewide, top 72%, 350 students, 39% FRL); Northwest High (math 26% / reading 56%, grade F, #236 of 521 statewide, top 45%, 1,841 students, 27% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 141 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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: property tax is 6.7% of price; flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% 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 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 0.63% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.25%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (median comp): $267,562
• List price: $60,000
• Delta: -77.58%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -45.1%
• Equity multiple: -0.38×
• Total profit: $-103,056
• Equity at exit: $39,894

10-year hold

• IRR: -80.6%
• Equity multiple: -1.21×
• Total profit: $-165,814
• Equity at exit: $23,134

Cash invested: $74,917 (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 63025

• Active inventory: 141
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$1,403
• Tax est. 1.5%: −$334 /mo · $4,013/yr
• Insurance: −$111
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-942

Break-even live

Break-even rent $2,881

Max offer price $131,274

Occupancy floor —

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: $66,890
• Closing costs: $8,027
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $60,000 Active 37 DOM
2. 2026-06-17
   days on market $60,000 Active 36 DOM
3. 2026-06-16
   days on market $60,000 Active 35 DOM
4. 2026-06-15
   days on market $60,000 Active 34 DOM
5. 2026-06-13
   days on market $60,000 Active 32 DOM
6. 2026-06-13
   days on market $60,000 Active 31 DOM
7. 2026-06-09
   days on market $60,000 Active 28 DOM
8. 2026-06-08
   days on market $60,000 Active 27 DOM
9. 2026-06-07
   days on market $60,000 Active 26 DOM
10. 2026-06-05
    days on market $60,000 Active 23 DOM
11. 2026-06-03
    days on market $60,000 Active 22 DOM
12. 2026-06-02
    days on market $60,000 Active 21 DOM
13. 2026-06-01
    days on market $60,000 Active 20 DOM
14. 2026-05-31
    days on market $60,000 Active 19 DOM
15. 2026-05-12
    listed $60,000 Active 342-char remark
16. 2018-12-03
    soldstatus
17. 2017-01-12
    price $19,900
18. 2013-02-18
    soldstatus

    Show marketing remark (931 chars)

    Enjoy the beautiful scenery! Great starter home! 2 bedroom ranch on .76 acres on bank of Big River! Open floor plan, some updates. Large level backyard, great for entertaining or gardening. This property is Corporate Owned and being sold AS-IS. Seller will provide no inspections or repairs. Seller reserves the right to accept/counter any offer regardless of order received. $1500 or 3% of sale price (whichever is greater) to be held for Earnest Money in form of cashiers check. Seller requires pre-approval letter (from seller's bank) or proof of funds letter. Special sale contract to be used. Addendums will be made part of the contract. Please allow 2 business days offer to be reviewed. Bank of America, N.A. employees and employees’ household members and HTS business partners of the Bank, are prohibited from purchasing this property, whether directly or indirectly. On December 11th it goes to auction.

19. 2013-01-10
    listed $51,500

    Show marketing remark (931 chars)

    Enjoy the beautiful scenery! Great starter home! 2 bedroom ranch on .76 acres on bank of Big River! Open floor plan, some updates. Large level backyard, great for entertaining or gardening. This property is Corporate Owned and being sold AS-IS. Seller will provide no inspections or repairs. Seller reserves the right to accept/counter any offer regardless of order received. $1500 or 3% of sale price (whichever is greater) to be held for Earnest Money in form of cashiers check. Seller requires pre-approval letter (from seller's bank) or proof of funds letter. Special sale contract to be used. Addendums will be made part of the contract. Please allow 2 business days offer to be reviewed. Bank of America, N.A. employees and employees’ household members and HTS business partners of the Bank, are prohibited from purchasing this property, whether directly or indirectly. On December 11th it goes to auction.

20. 2001-01-03
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,259
• − Mortgage interest: −$14,988
• − Property taxes: −$4,013
• − Insurance: −$6,456
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$7,784
• Taxable loss: −$16,223
• Est. tax savings @ 24.0%: +$3,894
• After-tax cash flow: $-7,409/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: Northwest R-I
• NCES district ID: 2922890
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $55,998
• Composite: 35.05/100
• National rank: #5034
• State rank: #128 of 324 in MO

Livability — Byrnes Mill

• Score: 58/100
• State rank: #591
• US rank: #20943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,483

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 3%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 1% Chinese 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: ▼ -208.60%
• Current HPI: 203.4691
• 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

+16.5% since first listed

6 events — show timeline

• 2026-05-12 Listed $60,000 MARIS as Distributed by MLS Grid
• 2018-12-03 Sold (Public Records) — Public Records
• 2017-01-12 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2013-02-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-01-10 Listed $51,500 MARIS as Distributed by MLS Grid
• 2001-01-03 Sold (Public Records) — Public Records

Property tax history

-17.2%/yr

Latest (2025): $48 · -1.9% YoY. Source: county tax records.