7283 Meriwether Ct · Barnhart, MO 63012

$184,900

3 bd · 1.5 ba · 1,040 sqft · Other public records · 8 Days on market

Built 1979 6,969 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarkable rehab on this 3 bedroom, 2 bath ranch. Great curb appeal! Located on a cul de sac, this home boast new laminate wood flooring throughout the large and bright living room and kitchen. All bedrooms have new carpet. Eat in kitchen, completely updated with white 42" cabinets, granite countertops, and stainless appliances. Hall bath, all updated with new fixtures, flooring, lighting. Master bedroom suite, with full bath, recently updated. Full walk out basement, partially finished with rec/family room, additional storage. 1 car garage, deck, and a whole lot more! Schedule your showing today!

Key facts

• Upgraded kitchen
• Ceramic tile
• Walkout to back yard

Tags

• UPGRADED KITCHEN
• SOLID SURFACE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CERAMIC TILE
• CARPETED RECREATION ROOM
• WALKOUT TO BACK YARD

Property features AI

Finance

• Financial info: Property owned by bank; Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected (single phase); Natural gas connected
• Home design: Single-family residence; One level
• Construction: Brick veneer, frame, and vinyl siding exterior; Architectural shingle roof
• Exterior features: Back yard

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement with walk-out access; Dishwasher; Microwave; Range; Refrigerator
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $251 ($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 $181k (2.4% below list).
• Recommended offer: $181k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 5.1% in Barnhart — 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 64/100 on livability (#299 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Windsor C-1 (suburban): math 30% / reading 44% proficiency, ranked #154 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Windsor Elem. (489 students, 39% FRL); Windsor High (math 26% / reading 55%, grade F, #240 of 521 statewide, top 46%, 908 students, 29% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 32 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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

• 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 $180,509 (2.4% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.5

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-13,997
• Equity at exit: $27,569

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $8,270
• Equity at exit: $15,987

Cash invested: $51,772 (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 63012

• Active inventory: 32
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$970
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $251

Break-even live

Break-even rent $1,487

Max offer price $184,900

Occupancy floor 81%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7255 Meriwether Ct Barnhart, MO	3.0	2.0	1300	$1,800	$1.38	1d	1	0.06mi
7235 Adams Ct Barnhart, MO	3.0	2.5	1040	$1,795	$1.73	1d	1	0.36mi
1811 Hanover Ln Barnhart, MO	3.0	1.5	1100	$1,800	$1.64	3d	1	0.46mi
2162 Meadow Dr Barnhart, MO	3.0	2.0	1218	$2,225	$1.83	43d	1	0.87mi
8011 Valle Creek Pkwy #208 Barnhart, MO	2.0	2.0	1200	$1,295	$1.08	23d	1	1.33mi

Listing history 8 events

1. 2026-05-16
   status Pending
2. 2026-05-07
   listed $184,900 Active
3. 2016-12-08
   soldstatus Closed 617-char remark

   Show marketing remark (617 chars)

   Remarkable rehab on this 3 bedroom, 2 bath ranch. Great curb appeal! Located on a cul de sac, this home boast new laminate wood flooring throughout the large and bright living room and kitchen. All bedrooms have new carpet. Eat in kitchen, completely updated with white 42" cabinets, granite countertops, and stainless appliances. Hall bath, all updated with new fixtures, flooring, lighting. Master bedroom suite, with full bath, recently updated. Full walk out basement, partially finished with rec/family room, additional storage. 1 car garage, deck, and a whole lot more! Schedule your showing today!

4. 2016-11-29
   status Pending 617-char remark

   Show marketing remark (617 chars)

   Remarkable rehab on this 3 bedroom, 2 bath ranch. Great curb appeal! Located on a cul de sac, this home boast new laminate wood flooring throughout the large and bright living room and kitchen. All bedrooms have new carpet. Eat in kitchen, completely updated with white 42" cabinets, granite countertops, and stainless appliances. Hall bath, all updated with new fixtures, flooring, lighting. Master bedroom suite, with full bath, recently updated. Full walk out basement, partially finished with rec/family room, additional storage. 1 car garage, deck, and a whole lot more! Schedule your showing today!

5. 2016-10-29
   historical Option 617-char remark

   Show marketing remark (617 chars)

   Remarkable rehab on this 3 bedroom, 2 bath ranch. Great curb appeal! Located on a cul de sac, this home boast new laminate wood flooring throughout the large and bright living room and kitchen. All bedrooms have new carpet. Eat in kitchen, completely updated with white 42" cabinets, granite countertops, and stainless appliances. Hall bath, all updated with new fixtures, flooring, lighting. Master bedroom suite, with full bath, recently updated. Full walk out basement, partially finished with rec/family room, additional storage. 1 car garage, deck, and a whole lot more! Schedule your showing today!

6. 2016-10-22
   price $129,900 617-char remark

   Show marketing remark (617 chars)

   Remarkable rehab on this 3 bedroom, 2 bath ranch. Great curb appeal! Located on a cul de sac, this home boast new laminate wood flooring throughout the large and bright living room and kitchen. All bedrooms have new carpet. Eat in kitchen, completely updated with white 42" cabinets, granite countertops, and stainless appliances. Hall bath, all updated with new fixtures, flooring, lighting. Master bedroom suite, with full bath, recently updated. Full walk out basement, partially finished with rec/family room, additional storage. 1 car garage, deck, and a whole lot more! Schedule your showing today!

7. 2016-10-12
   price $132,500 617-char remark

   Show marketing remark (617 chars)

   Remarkable rehab on this 3 bedroom, 2 bath ranch. Great curb appeal! Located on a cul de sac, this home boast new laminate wood flooring throughout the large and bright living room and kitchen. All bedrooms have new carpet. Eat in kitchen, completely updated with white 42" cabinets, granite countertops, and stainless appliances. Hall bath, all updated with new fixtures, flooring, lighting. Master bedroom suite, with full bath, recently updated. Full walk out basement, partially finished with rec/family room, additional storage. 1 car garage, deck, and a whole lot more! Schedule your showing today!

8. 2016-09-23
   listed $134,900 Active 617-char remark

   Show marketing remark (617 chars)

   Remarkable rehab on this 3 bedroom, 2 bath ranch. Great curb appeal! Located on a cul de sac, this home boast new laminate wood flooring throughout the large and bright living room and kitchen. All bedrooms have new carpet. Eat in kitchen, completely updated with white 42" cabinets, granite countertops, and stainless appliances. Hall bath, all updated with new fixtures, flooring, lighting. Master bedroom suite, with full bath, recently updated. Full walk out basement, partially finished with rec/family room, additional storage. 1 car garage, deck, and a whole lot more! Schedule your showing today!

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $1,794 · $149/mo
• Expected delta: +$256/yr (+$21/mo · 16.7%)

ⓘ 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 ≥107°F today · 21 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: $21,661
• − Mortgage interest: −$10,357
• − Property taxes: −$1,537
• − Insurance: −$924
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$5,379
• Taxable loss: −$3
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $3,015/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: Windsor C-1
• NCES district ID: 2932100
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $66,123
• Composite: 33.5/100
• National rank: #5442
• State rank: #154 of 324 in MO

Livability — Barnhart

• Score: 64/100
• State rank: #299
• US rank: #13769

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

• Census place: Barnhart, MO
• Population (ZIP): 10,977

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 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Romanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% French/Haitian/Cajun 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: ▼ -194.07%
• Current HPI: 204.4918
• 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

+37.1% since first listed

8 events — show timeline

• 2026-05-16 Pending — MARIS as Distributed by MLS Grid
• 2026-05-07 Listed $184,900 MARIS as Distributed by MLS Grid
• 2016-12-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-11-29 Pending — MARIS as Distributed by MLS Grid
• 2016-10-29 Contingent — MARIS as Distributed by MLS Grid
• 2016-10-22 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2016-10-12 Price Changed $132,500 MARIS as Distributed by MLS Grid
• 2016-09-23 Listed $134,900 MARIS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $1,537 · +14.0% YoY. Source: county tax records.