150 Hill St · Bonne Terre, MO 63628

$93,500

2 bd · 1.0 ba · 770 sqft · Other public records · 40 Days on market

Built 1915 9,060 sqft lot

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Why this score? — see what drove the D+ 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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.0/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First Home? Downsizing? Looking to start that Investment Property Company? Then take a look at this cute thee bedroom, one bath bungalow in Bonne Terre! Home has lots of recent updates, Thermal windows, fenced back yard, metal storage building. Ready for a new family! NORTH COUNTY SCHOOLS. Call to Schedule your personal tour TODAY!

Key facts

• Quiet street
• Large lot
• 9,060 sq ft lot

Tags

• LARGE LOT
• QUIET STREET

Property features AI

Finance

• Other: Living area reported as 914 (estimated)
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Driveway; Garage; Two parking spaces total
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected
• Home design: Single-family residence; One story; Private ownership
• Construction: Vinyl siding
• Exterior features: Level lot; Back yard chain-link fence

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Baseboard heating; Electric heating; Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Dishwasher; Electric range; Refrigerator; Crawl space basement
• Laundry & utility: Main-level laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $84k (9.6% below list).
• Recommended offer: $84k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.4% in Bonne Terre — 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 56/100 on livability (#721 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• North St. Francois County R-I (town): math 29% / reading 42% proficiency, ranked #214 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North County Primary (750 students, 56% FRL); North Co. Sr. High (math 25% / reading 56%, grade F, #240 of 521 statewide, top 46%, 873 students, 48% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 131 active listings in the ZIP; 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 $646 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,498 (9.6% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 9.2

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-8,637
• Equity at exit: $13,941

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $762
• Equity at exit: $8,084

Cash invested: $26,180 (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 63628

• Home prices YoY: -7.2%
• Active inventory: 131
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $845 medium
• Mortgage (P&I): −$490
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $103

Break-even live

Break-even rent $715

Max offer price $93,500

Occupancy floor 83%

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $93,500 Active 40 DOM
2. 2026-06-17
   days on market $93,500 Active 39 DOM
3. 2026-06-16
   days on market $93,500 Active 38 DOM
4. 2026-06-15
   days on market $93,500 Active 37 DOM
5. 2026-06-13
   days on market $93,500 Active 35 DOM
6. 2026-06-12
   days on market $93,500 Active 34 DOM
7. 2026-06-09
   days on market $93,500 Active 31 DOM
8. 2026-06-08
   days on market $93,500 Active 30 DOM
9. 2026-06-07
   days on market $93,500 Active 29 DOM
10. 2026-06-07
    days on market $93,500 Active 28 DOM
11. 2026-06-04
    days on market $93,500 Active 25 DOM
12. 2026-06-02
    days on market $93,500 Active 24 DOM
13. 2026-06-01
    days on market $93,500 Active 23 DOM
14. 2026-05-31
    days on market $93,500 Active 22 DOM
15. 2026-05-31
    price $93,500 Active 21 DOM
16. 2026-05-09
    listed $105,000 Active
17. 2016-03-31
    soldstatus Closed 333-char remark

    Show marketing remark (333 chars)

    First Home? Downsizing? Looking to start that Investment Property Company? Then take a look at this cute thee bedroom, one bath bungalow in Bonne Terre! Home has lots of recent updates, Thermal windows, fenced back yard, metal storage building. Ready for a new family! NORTH COUNTY SCHOOLS. Call to Schedule your personal tour TODAY!

18. 2016-02-13
    historical Contingent (No Kickout) 333-char remark

    Show marketing remark (333 chars)

    First Home? Downsizing? Looking to start that Investment Property Company? Then take a look at this cute thee bedroom, one bath bungalow in Bonne Terre! Home has lots of recent updates, Thermal windows, fenced back yard, metal storage building. Ready for a new family! NORTH COUNTY SCHOOLS. Call to Schedule your personal tour TODAY!

19. 2016-01-29
    listed $54,900 Active 333-char remark

    Show marketing remark (333 chars)

    First Home? Downsizing? Looking to start that Investment Property Company? Then take a look at this cute thee bedroom, one bath bungalow in Bonne Terre! Home has lots of recent updates, Thermal windows, fenced back yard, metal storage building. Ready for a new family! NORTH COUNTY SCHOOLS. Call to Schedule your personal tour TODAY!

20. 2006-09-08
    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: $425 · $35/mo
• Projected year-2 tax: $907 · $76/mo
• Expected delta: +$482/yr (+$40/mo · 113.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°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: $10,140
• − Mortgage interest: −$5,237
• − Property taxes: −$425
• − Insurance: −$468
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$2,720
• Taxable loss: −$332
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $1,314/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: North St. Francois County R-I
• NCES district ID: 2905430
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $40,156
• Composite: 29.77/100
• National rank: #6431
• State rank: #214 of 324 in MO

Livability — Bonne Terre

• Score: 56/100
• State rank: #721
• US rank: #23087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonne Terre, MO
• Population (ZIP): 15,864

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Asian 1%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

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: ▼ -18.15%
• Current HPI: 234.0946
• 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

+91.3% since first listed

5 events — show timeline

• 2026-05-09 Listed $105,000 MARIS as Distributed by MLS Grid
• 2016-03-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-02-13 Contingent — MARIS as Distributed by MLS Grid
• 2016-01-29 Listed $54,900 MARIS as Distributed by MLS Grid
• 2006-09-08 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $425 · +9.3% YoY. Source: county tax records.