421 Park Ln · Union, MO 63084

$69,900

1 bd · None ba · 450 sqft · SingleFamily · 337 Days on market

Built 2014 1.20 ac lot $42/mo HOA · 5% of rent ↓ 42% since listing

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHECK OUT NEW PRICE! ** CHARMING & QUAINT CABIN RETREAT IN THE WOODS! NATURE & POTENTIAL COMBINED - Nestled in Fawn Lake Subdivision, just short walk from newly updated park area w/pavilion & playground! This cozy hideaway features a spacious deck perfect for morning coffee, courtyard area, grilling area & fire pit for making memories under the stars. Inside, the cabin offers a warm living space, rustic log-style loft bedroom for true cabin feel. Common bath house nearby in park area for added convenience or plenty of room to expand- add a bath & kitchenette to complete your perfect cabin retreat. Property also boasts extra parking -ideal for guests or outdoor gear along with newer metal storage shed! Some small finishes may be needed to make it your own woodland getaway & there's definitely opportunity to make it even more! Furnishings in cabin stay with property. All this comes with total of 5 lots totaling 1.2 acres. ** Seller has been told possible to put in septic holding tank and pump periodically if wanting to add bathroom in cabin! As well as you can use the 250 gallon water vessels that stay and attach shallow well pump with kit to have hookup if want to add small kitchenette inside as well! "Approx" costs $5000 septic & $400 shallow well setup with water vessels ** * You must Check out the beach & picnic area on Lakeview Ct, the bath house, playground & pavilion party area on Chestnut and the boat access area on Wishwood! All these areas are updated and ready for families to use! *

Key facts

• Spacious deck
• Courtyard area
• Fire pit

Tags

• SPACIOUS DECK
• COURTYARD AREA
• GRILLING AREA
• FIRE PIT
• RUSTIC LOG-STYLE LOFT BEDROOM
• NEWER METAL STORAGE SHED

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($811 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.6% in Union — 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 67/100 on livability (#210 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D+.
• Union R-XI (town): math 38% / reading 45% proficiency, ranked #119 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 138 active listings in the ZIP; solid renter incomes; 614 units permitted in Franklin County in 2024 (100 in 5+ unit buildings).
• This rent is only 13% of the median local income ($76k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $23k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 7.2

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-3,902
• Equity at exit: $10,422

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $6,269
• Equity at exit: $6,044

Cash invested: $19,572 (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 63084

• Home prices YoY: -28.3%
• Active inventory: 138
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $811 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$42
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $116

Break-even live

Break-even rent $665

Max offer price $69,900

Occupancy floor 81%

Sensitivity live

Price	-10% $164	-5% $140	+0% $116	+5% $92	+10% $68
Rent	-10% $52	-5% $84	+0% $116	+5% $148	+10% $180
Rate	-1.0pp $151	-0.5pp $134	base $116	+0.5pp $98	+1.0pp $79

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 27 events

1. 2026-06-19
   price $69,900 Active 337 DOM
2. 2026-06-18
   days on market $75,000 Active 337 DOM
3. 2026-06-17
   days on market $75,000 Active 336 DOM
4. 2026-06-16
   days on market $75,000 Active 335 DOM
5. 2026-06-15
   days on market $75,000 Active 334 DOM
6. 2026-06-13
   days on market $75,000 Active 332 DOM
7. 2026-06-09
   days on market $75,000 Active 328 DOM
8. 2026-06-08
   days on market $75,000 Active 327 DOM
9. 2026-06-07
   days on market $75,000 Active 326 DOM
10. 2026-06-05
    days on market $75,000 Active 323 DOM
11. 2026-06-03
    days on market $75,000 Active 322 DOM
12. 2026-06-02
    days on market $75,000 Active 321 DOM
13. 2026-06-01
    days on market $75,000 Active 320 DOM
14. 2026-05-31
    days on market $75,000 Active 319 DOM
15. 2026-02-02
    status Active 1565-char remark

    Show marketing remark (1565 chars)

    CHECK OUT NEW PRICE! ** CHARMING & QUAINT CABIN RETREAT IN THE WOODS! NATURE & POTENTIAL COMBINED - Nestled in Fawn Lake Subdivision, just short walk from newly updated park area w/pavilion & playground! This cozy hideaway features a spacious deck perfect for morning coffee, courtyard area, grilling area & fire pit for making memories under the stars. Inside, the cabin offers a warm living space, rustic log-style loft bedroom for true cabin feel. Common bath house nearby in park area for added convenience or plenty of room to expand- add a bath & kitchenette to complete your perfect cabin retreat. Property also boasts extra parking -ideal for guests or outdoor gear along with newer metal storage shed! Some small finishes may be needed to make it your own woodland getaway & there's definitely opportunity to make it even more! Furnishings in cabin stay with property. All this comes with total of 5 lots totaling 1.2 acres. ** Seller has been told possible to put in septic holding tank and pump periodically if wanting to add bathroom in cabin! As well as you can use the 250 gallon water vessels that stay and attach shallow well pump with kit to have hookup if want to add small kitchenette inside as well! "Approx" costs $5000 septic & $400 shallow well setup with water vessels ** * You must Check out the beach & picnic area on Lakeview Ct, the bath house, playground & pavilion party area on Chestnut and the boat access area on Wishwood! All these areas are updated and ready for families to use! *

16. 2025-10-25
    price $75,000 1565-char remark

    Show marketing remark (1565 chars)

    CHECK OUT NEW PRICE! ** CHARMING & QUAINT CABIN RETREAT IN THE WOODS! NATURE & POTENTIAL COMBINED - Nestled in Fawn Lake Subdivision, just short walk from newly updated park area w/pavilion & playground! This cozy hideaway features a spacious deck perfect for morning coffee, courtyard area, grilling area & fire pit for making memories under the stars. Inside, the cabin offers a warm living space, rustic log-style loft bedroom for true cabin feel. Common bath house nearby in park area for added convenience or plenty of room to expand- add a bath & kitchenette to complete your perfect cabin retreat. Property also boasts extra parking -ideal for guests or outdoor gear along with newer metal storage shed! Some small finishes may be needed to make it your own woodland getaway & there's definitely opportunity to make it even more! Furnishings in cabin stay with property. All this comes with total of 5 lots totaling 1.2 acres. ** Seller has been told possible to put in septic holding tank and pump periodically if wanting to add bathroom in cabin! As well as you can use the 250 gallon water vessels that stay and attach shallow well pump with kit to have hookup if want to add small kitchenette inside as well! "Approx" costs $5000 septic & $400 shallow well setup with water vessels ** * You must Check out the beach & picnic area on Lakeview Ct, the bath house, playground & pavilion party area on Chestnut and the boat access area on Wishwood! All these areas are updated and ready for families to use! *

17. 2025-10-02
    price $82,000 1565-char remark

    Show marketing remark (1565 chars)

    CHECK OUT NEW PRICE! ** CHARMING & QUAINT CABIN RETREAT IN THE WOODS! NATURE & POTENTIAL COMBINED - Nestled in Fawn Lake Subdivision, just short walk from newly updated park area w/pavilion & playground! This cozy hideaway features a spacious deck perfect for morning coffee, courtyard area, grilling area & fire pit for making memories under the stars. Inside, the cabin offers a warm living space, rustic log-style loft bedroom for true cabin feel. Common bath house nearby in park area for added convenience or plenty of room to expand- add a bath & kitchenette to complete your perfect cabin retreat. Property also boasts extra parking -ideal for guests or outdoor gear along with newer metal storage shed! Some small finishes may be needed to make it your own woodland getaway & there's definitely opportunity to make it even more! Furnishings in cabin stay with property. All this comes with total of 5 lots totaling 1.2 acres. ** Seller has been told possible to put in septic holding tank and pump periodically if wanting to add bathroom in cabin! As well as you can use the 250 gallon water vessels that stay and attach shallow well pump with kit to have hookup if want to add small kitchenette inside as well! "Approx" costs $5000 septic & $400 shallow well setup with water vessels ** * You must Check out the beach & picnic area on Lakeview Ct, the bath house, playground & pavilion party area on Chestnut and the boat access area on Wishwood! All these areas are updated and ready for families to use! *

18. 2025-09-18
    price $87,500 1565-char remark

    Show marketing remark (1565 chars)

    CHECK OUT NEW PRICE! ** CHARMING & QUAINT CABIN RETREAT IN THE WOODS! NATURE & POTENTIAL COMBINED - Nestled in Fawn Lake Subdivision, just short walk from newly updated park area w/pavilion & playground! This cozy hideaway features a spacious deck perfect for morning coffee, courtyard area, grilling area & fire pit for making memories under the stars. Inside, the cabin offers a warm living space, rustic log-style loft bedroom for true cabin feel. Common bath house nearby in park area for added convenience or plenty of room to expand- add a bath & kitchenette to complete your perfect cabin retreat. Property also boasts extra parking -ideal for guests or outdoor gear along with newer metal storage shed! Some small finishes may be needed to make it your own woodland getaway & there's definitely opportunity to make it even more! Furnishings in cabin stay with property. All this comes with total of 5 lots totaling 1.2 acres. ** Seller has been told possible to put in septic holding tank and pump periodically if wanting to add bathroom in cabin! As well as you can use the 250 gallon water vessels that stay and attach shallow well pump with kit to have hookup if want to add small kitchenette inside as well! "Approx" costs $5000 septic & $400 shallow well setup with water vessels ** * You must Check out the beach & picnic area on Lakeview Ct, the bath house, playground & pavilion party area on Chestnut and the boat access area on Wishwood! All these areas are updated and ready for families to use! *

19. 2025-07-14
    listed $92,500 Active 1565-char remark

    Show marketing remark (1565 chars)

    CHECK OUT NEW PRICE! ** CHARMING & QUAINT CABIN RETREAT IN THE WOODS! NATURE & POTENTIAL COMBINED - Nestled in Fawn Lake Subdivision, just short walk from newly updated park area w/pavilion & playground! This cozy hideaway features a spacious deck perfect for morning coffee, courtyard area, grilling area & fire pit for making memories under the stars. Inside, the cabin offers a warm living space, rustic log-style loft bedroom for true cabin feel. Common bath house nearby in park area for added convenience or plenty of room to expand- add a bath & kitchenette to complete your perfect cabin retreat. Property also boasts extra parking -ideal for guests or outdoor gear along with newer metal storage shed! Some small finishes may be needed to make it your own woodland getaway & there's definitely opportunity to make it even more! Furnishings in cabin stay with property. All this comes with total of 5 lots totaling 1.2 acres. ** Seller has been told possible to put in septic holding tank and pump periodically if wanting to add bathroom in cabin! As well as you can use the 250 gallon water vessels that stay and attach shallow well pump with kit to have hookup if want to add small kitchenette inside as well! "Approx" costs $5000 septic & $400 shallow well setup with water vessels ** * You must Check out the beach & picnic area on Lakeview Ct, the bath house, playground & pavilion party area on Chestnut and the boat access area on Wishwood! All these areas are updated and ready for families to use! *

20. 2025-06-24
    historical Active Under Contract
21. 2025-06-09
    status Active
22. 2025-05-18
    price $70,000
23. 2025-04-12
    price $95,000
24. 2024-11-22
    price $100,000
25. 2024-11-06
    price $120,000
26. 2024-07-22
    price $125,000
27. 2024-06-04
    listed $130,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 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: $9,737
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$779
• − Management: −$779
• − HOA: −$504
• − Depreciation: −$2,033
• Taxable income: $328
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $1,313/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: Union R-XI
• NCES district ID: 2930570
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $51,410
• Composite: 35.85/100
• National rank: #4820
• State rank: #119 of 324 in MO

Livability — Union

• Score: 67/100
• State rank: #210
• US rank: #10509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 20,708 people
• City population: 20,708
• Metro: St. Louis, MO-IL
• Population (ZIP): 20,708
• Household income: $75,992
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 134.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 103,600 people
• By 2030: 103,298 · -0.3%
• By 2040: 100,607 · -2.9%
• By 2050: 94,280 · -9.0%
• By 2075: 77,103 · -25.6%
• By 2100: 54,405 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Black 1% Asian 1%
• Common ancestry: Italian 4% Lithuanian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.9) · D 26.5% · R 72.4% · Other 1.1%
• 2008→2024 swing: -33.5pp toward R · 2008: -12.4pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+43.8 2016: R+46.1 2012: R+27.9 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.91%
• Current HPI: 171.6878
• Rent YoY: —
• Metro: St. Louis, MO-IL
• 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

-42.3% since first listed

13 events — show timeline

• 2026-02-02 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-25 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2025-10-02 Price Changed $82,000 MARIS as Distributed by MLS Grid
• 2025-09-18 Price Changed $87,500 MARIS as Distributed by MLS Grid
• 2025-07-14 Listed $92,500 MARIS as Distributed by MLS Grid
• 2025-06-24 Contingent — MARIS as Distributed by MLS Grid
• 2025-06-09 Relisted — MARIS as Distributed by MLS Grid
• 2025-05-18 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2025-04-12 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2024-11-22 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2024-11-06 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2024-07-22 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2024-06-04 Listed $130,000 MARIS as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2025): $5 · -1.0% YoY. Source: county tax records.