312 N 5th St Unit R · Festus, MO 63028

$125,000

2 bd · 1.0 ba · 1,228 sqft · Other public records · 13 Days on market

Built 1950 3,554 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nicely kept 2-bedroom, 1-bath home for sale in Festus, Missouri, offering a comfortable, low-maintenance layout with a one-car garage, patio space, porch area, and very little yard upkeep. This property may be a great fit for buyers looking for an affordable home, first home, downsizing opportunity, manageable residence, or investment property. The home features a freshly painted first floor, newer carpeting, living room, dining room, kitchen, full bathroom, and a bonus room that could serve a variety of uses, including a home office, hobby room, sitting room, guest space, or potential main-floor bedroom depending on buyer needs. Two bedrooms are located upstairs. The home has been nicely m

Key facts

• 3,554 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Living area reported as 1,228 (assessor); Lot size about 0.0816 acres (approximately 60 x 50)

Exterior

• Parking: 1-car garage (about 308 sq ft); Total parking for 1 vehicle
• Utilities: Public water; Public sewer; Single-phase electric; Cable available; Electricity, sewer and water connected
• Home design: Single-family residence; House with one and one-half stories; Residential property in fixer condition; Government ownership type
• Construction: Aluminum siding; Asphalt roof; Basement (block construction, unfinished with storage, roughed-in bath and walk-up access)
• Exterior features: Covered patio; Patio; Porch (rear and side); Chain link fencing; City lot, interior and level; Rectangular lot with approximately 60' frontage; Asphalt road frontage

Interior

• Kitchen: Kitchen with island; Kitchen/dining combo; Pantry; Breakfast bar
• Bedrooms: 2 bedrooms (both on the upper level); Bonus room on the main floor that could be used as a main-floor bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Kitchen island; Kitchen/dining room combo; Pantry
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.1% vs local median 3.5% in Festus — 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 68/100 on livability (#182 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; 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: 162 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1950 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.08% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 7.7

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,937
• Equity at exit: $18,638

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $21,807
• Equity at exit: $10,808

Cash invested: $35,000 (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 63028

• Home prices YoY: -29.9%
• Active inventory: 162
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$656
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $288

Break-even live

Break-even rent $981

Max offer price $125,000

Occupancy floor 74%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 N 9th St Unit D Festus, MO	1.0	1.0	800	$750	$0.94	20d	1	0.42mi
100 Ozark Dr Crystal City, MO	3.0	1.0	1064	$1,500	$1.41	23d	1	0.45mi
102 Doctrine Dr Festus, MO	3.0	2.0	1350	$2,199	$1.63	21d	1	1.05mi
1107 Patriot Dr Festus, MO	1.0–2.0	1.0–2.0	1025	$1,650	$1.61	23d	1	1.17mi
986 American Legion Dr Festus, MO	2.0	2.0	1100	$1,650	$1.50	23d	1	1.25mi
1 N Oak Knoll Dr Unit 1-28 Festus, MO	3.0	1.0	970	$1,050	$1.08	23d	1	1.28mi
1 N Oak Knoll Dr Unit 1-27 Festus, MO	2.0	1.0	799	$950	$1.19	23d	1	1.31mi
1 N Oak Knoll Dr Unit 1-84 Festus, MO	2.0	1.0	799	$1,025	$1.28	23d	1	1.31mi

Listing history 10 events

1. 2026-06-17
   status $125,000 Pending 13 DOM
2. 2026-06-16
   days on market $125,000 Active 13 DOM
3. 2026-06-15
   days on market $125,000 Active 12 DOM
4. 2026-06-13
   statusdays on market $125,000 Active 10 DOM
5. 2026-06-07
   statusdays on market $125,000 Pending 9 DOM
6. 2026-06-04
   days on market $125,000 Active 8 DOM
7. 2026-06-02
   days on market $125,000 Active 7 DOM
8. 2026-06-01
   days on market $125,000 Active 6 DOM
9. 2026-05-31
   days on market $125,000 Active 5 DOM
10. 2026-05-25
    historical $125,000

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$400/yr (+$33/mo · 49.2%)

ⓘ 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 · 20 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: $16,154
• − Mortgage interest: −$7,002
• − Property taxes: −$812
• − Insurance: −$625
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,636
• Taxable income: $1,493
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $3,099/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 — Festus

• Score: 68/100
• State rank: #182
• US rank: #9543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Festus, MO
• Population (ZIP): 27,913

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 6% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 6% Slovak 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▼ -93.59%
• Current HPI: 219.9705
• 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

1 event — show timeline

• 2026-05-25 Coming Soon $125,000 MARIS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $812 · +2.5% YoY. Source: county tax records.