508 Lewis St · Park Hills, MO 63601

$150,000

2 bd · 1.0 ba · 844 sqft · Other public records · 17 Days on market

Built 1920 0.27 ac lot $178/sqft · 63% above area Est $180k · 16% under

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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).

• ARV discount +14.9/15.0
• Cash flow +7.4/30.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +1.3/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Come have a look at this fully remodeled home in the central school district. Updated in 2019 with a new roof, siding, windows, exterior door, flooring, HVAC and more. Very close to the downtown area and close access to 67 Hwy.

Key facts

• 0.27 acre lot
• Garage
• Built 1920

Property features AI

Finance

• HOA & community: Association fee includes: Other

Exterior

• Parking: Attached garage with garage door opener (one car, approximately 20x14); Covered carport (one space); Additional off-street parking and RV access
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Asphalt roof; Basement present (concrete, unfinished)
• Exterior features: Back yard; Concrete road/driveway

Interior

• Kitchen: Electric water heater
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (electric); Central air conditioning; Ceiling fan cooling
• Interior features: Bookcases; Ceiling fans throughout; Concrete, unfinished basement
• Laundry & utility: Electric service with 220 volts

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (41.0% below list).
• Recommended offer: $88k (41.0% below list) — sets the bar for 1% rule.

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 Middle (math 40% / reading 44%, grade D-, #149 of 391 statewide, top 41%, 418 students, 54% FRL); Central High (math 52% / reading 62%, grade C, #51 of 521 statewide, top 11%, 629 students, 52% FRL).
• Market conditions: 79 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: built in 1920 — 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 $88,438 (41.0% 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. Built in 1920 — 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 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?
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: 0.59% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.57%
• DSCR: 0.75
• GRM: 14.1

CMA / ARV

• ARV (median comp): $179,573
• List price: $150,000
• Delta: -16.47%
• 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: -25.9%
• Equity multiple: 0.12×
• Total profit: $-36,808
• Equity at exit: $22,365

10-year hold

• IRR: -22.8%
• Equity multiple: -0.15×
• Total profit: $-48,356
• Equity at exit: $12,969

Cash invested: $42,000 (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: 79
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $-195

Break-even live

Break-even rent $1,131

Max offer price $115,531

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-153	+0% $-195	+5% $-238	+10% $-280
Rent	-10% $-265	-5% $-230	+0% $-195	+5% $-160	+10% $-125
Rate	-1.0pp $-120	-0.5pp $-157	base $-195	+0.5pp $-234	+1.0pp $-274

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Swan Dr Park Hills, MO	1.0–2.0	1.0–1.5	685	$799	$1.17	45d	7	0.43mi
813 Falcon St Park Hills, MO	1.0–2.0	1.0	700	$995	$1.42	45d	1	0.81mi
1100 Falcon St Park Hills, MO	1.0–2.0	1.0	675	$895	$1.33	45d	2	0.87mi
121 Donnelly St Leadington, MO	1.0–2.0	1.0	700	$950	$1.36	45d	2	1.47mi

Listing history 8 events

1. 2026-05-13
   status Active 1253-char remark
2. 2026-05-01
   status Pending 1253-char remark
3. 2026-04-30
   listed $150,000 Active 1253-char remark
4. 2026-04-29
   historical $150,000 1253-char remark
5. 2022-03-25
   soldstatus
6. 2022-03-24
   soldstatus Closed 227-char remark

   Show marketing remark (227 chars)

   Come have a look at this fully remodeled home in the central school district. Updated in 2019 with a new roof, siding, windows, exterior door, flooring, HVAC and more. Very close to the downtown area and close access to 67 Hwy.

7. 2022-02-26
   status Pending 227-char remark

   Show marketing remark (227 chars)

   Come have a look at this fully remodeled home in the central school district. Updated in 2019 with a new roof, siding, windows, exterior door, flooring, HVAC and more. Very close to the downtown area and close access to 67 Hwy.

8. 2022-02-26
   listed $124,900 Active 227-char remark

   Show marketing remark (227 chars)

   Come have a look at this fully remodeled home in the central school district. Updated in 2019 with a new roof, siding, windows, exterior door, flooring, HVAC and more. Very close to the downtown area and close access to 67 Hwy.

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$919/yr (+$77/mo · 171.5%)

ⓘ 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 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: $10,613
• − Mortgage interest: −$8,402
• − Property taxes: −$536
• − Insurance: −$750
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$4,364
• Taxable loss: −$5,137
• Est. tax savings @ 24.0%: +$1,233
• After-tax cash flow: $-1,108/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

+20.1% since first listed

9 events — show timeline

• 2026-05-28 Pending — MARIS as Distributed by MLS Grid
• 2026-05-13 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2022-03-25 Sold (Public Records) — Public Records
• 2022-03-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-02-26 Pending — MARIS as Distributed by MLS Grid
• 2022-02-26 Listed $124,900 MARIS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $536 · +7.0% YoY. Source: county tax records.