1710 Lexington Pl · Herculaneum, MO 63048

$250,000

3 bd · 3.0 ba · 1,284 sqft · MultiFamily public records · 36 Days on market

Built 2010 4,356 sqft lot $250/mo HOA · 14% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Beautiful 2 bedroom and 2 full bath villa conveniently located just minutes from shopping, schools and highway. Vaulted ceiling in the living room, kitchen and breakfast room. The kitchen offers plenty of cabinets, stainless steel appliances and adjoining breakfast room with sliding door leading to the maintenance free deck. The master bedroom includes full bath and large walk in closet. 2 car garage and main floor laundry. Full walk out unfinished basement with rough in for bath, unlimited possibilities here. The amenities offered in this community is a pool/clubhouse and lawn service.

Key facts

• Community pool
• Community clubhouse
• Walk out basement

Tags

• COMMUNITY CLUBHOUSE
• COMMUNITY POOL
• MAINTENANCE FREE DECK
• FINISHED LOWER LEVEL
• WALK OUT BASEMENT

Property features AI

Finance

• Other: Living area reported as 2,284 (owner source); above-grade finished area reported as 1,284 (assessor/owner sources)
• HOA & community: Part of Lexington Place Villa HOA; Monthly association fee of $250; HOA provides clubhouse, pool and grounds maintenance; Association management in place

Exterior

• Parking: Driveway; Attached garage with front-facing door and opener; 2-car garage
• Utilities: Private water source; Ameren electric service; Public sewer; Electricity, sewer and water connected
• Home design: Residential villa; One level; Private ownership
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Concrete perimeter foundation; Basement with 8'+ pour, includes bathroom, sleeping area, storage and walk-out access
• Exterior features: Covered patio/porch; Front yard; Level lot; Sliding doors; Panel doors; No fencing

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Built-in electric range; Pantry
• Bedrooms: 3 bedrooms total (2 on main level, 1 on lower level)
• Flooring: Carpet
• Bathrooms: 3 full bathrooms (2 on main level, 1 on lower level)
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Open floor plan; Pantry; Storage space; Vaulted ceilings; Walk-in closets
• Laundry & utility: Main level laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.9% in Herculaneum — 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 59/100 on livability (#542 in MO) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A, crime B+; Watch: amenities F, commute F, health & safety F.
• Festus R-VI (suburban): math 55% / reading 64% proficiency, ranked #16 of 324 in MO (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Festus Elem. (math 73% / reading 73%, grade A, #16 of 1,115 statewide, top 2%, 1,039 students, 36% FRL); Festus Sr. High (math 37% / reading 60%, grade D, #147 of 521 statewide, top 29%, 979 students, 36% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

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 $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.19%
• DSCR: 1.72
• GRM: 6.0

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $19,736
• Equity at exit: $37,276

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $95,062
• Equity at exit: $21,615

Cash invested: $70,000 (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 63048

• Home prices YoY: -8.6%
• Active inventory: 58
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,495 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$104
• HOA: −$250
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $944

Break-even live

Break-even rent $2,300

Max offer price $250,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,086	-5% $1,015	+0% $944	+5% $873	+10% $803
Rent	-10% $668	-5% $806	+0% $944	+5% $1,082	+10% $1,220
Rate	-1.0pp $1,070	-0.5pp $1,008	base $944	+0.5pp $879	+1.0pp $814

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$3,494
Total (2 units)			$3,495

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Doctrine Dr Festus, MO	3.0	2.0	1350	$2,199	$1.63	23d	1	0.66mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: pool

Listing history 5 events

1. 2026-05-20
   status Pending
2. 2026-04-18
   historical Active Under Contract
3. 2026-04-14
   listed $250,000 Active
4. 2021-06-10
   soldstatus
5. 2021-06-09
   soldstatus Closed 594-char remark

   Show marketing remark (594 chars)

   Beautiful 2 bedroom and 2 full bath villa conveniently located just minutes from shopping, schools and highway. Vaulted ceiling in the living room, kitchen and breakfast room. The kitchen offers plenty of cabinets, stainless steel appliances and adjoining breakfast room with sliding door leading to the maintenance free deck. The master bedroom includes full bath and large walk in closet. 2 car garage and main floor laundry. Full walk out unfinished basement with rough in for bath, unlimited possibilities here. The amenities offered in this community is a pool/clubhouse and lawn service.

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$606/yr (+$50/mo · 33.3%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,940
• − Mortgage interest: −$14,004
• − Property taxes: −$1,819
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,355
• − Management: −$3,355
• − HOA: −$3,000
• − Depreciation: −$7,273
• Taxable income: $7,884
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $9,439/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: Festus R-VI
• NCES district ID: 2912030
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $51,632
• Composite: 50.79/100
• National rank: #1808
• State rank: #16 of 324 in MO

Livability — Herculaneum

• Score: 59/100
• State rank: #542
• US rank: #20094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Herculaneum, MO
• City population: 4,143
• Population (ZIP): 4,143

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 (82%)
• Race & ethnicity: White 82% Two or more races 14% Black 3%
• Common ancestry: Lithuanian 6% Slovak 5% Iranian 4%
• Foreign-born: 0%

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: ▼ -22.70%
• Current HPI: 240.2239
• 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

5 events — show timeline

• 2026-05-20 Pending — MARIS as Distributed by MLS Grid
• 2026-04-18 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-14 Listed $250,000 MARIS as Distributed by MLS Grid
• 2021-06-10 Sold (Public Records) — Public Records
• 2021-06-09 Sold (MLS) — MARIS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $1,819 · +8.7% YoY. Source: county tax records.