10 High Hill Ln · Festus, MO 63028

$81,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 132 Days on market

Built 2014 1.23 ac lot ↓ 31% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• 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

Renovated 3 bedroom, 2 bath home on over an acre with no restrictions. New HVAC, new kitchen, new appliances, new bathroom fixtures. Freshly painted and ready to move in. Step up on the large front deck and enter into the living room with woodburning fireplace. The open floor plan continues to the kitchen and dining area. Sliding door leads out to the back deck and the above ground pool which backs to woods for privacy. Divided bedroom floor plan allows for privacy in the master suite. Main floor laundry. Luxury vinyl plank flooring throughout. Don't let this one slip by. Will have affixation certification before closing.

Key facts

• 1.23 acre lot
• Built 2014
• Listed 131 days

Property features AI

Finance

• Other: Seller may consider concessions; No home warranty
• Financial info: Annual taxes listed (see agent for details)

Exterior

• Utilities: Public water; Septic tank sewer; Electric service (other)
• Home design: Manufactured home (residential); One story
• Construction: Vinyl siding construction
• Exterior features: Lot of about 1.23 acres; Other lot features; Vinyl siding

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $81k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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.
• Desoto 73 (town): math 36% / reading 43% proficiency, ranked #153 of 324 in MO (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Athena Elem. (math 33% / reading 40%, grade F, #656 of 1,115 statewide, top 59%, 489 students, 45% FRL); Desoto Sr. High (math 37% / reading 53%, grade D-, #176 of 521 statewide, top 34%, 848 students, 34% FRL).
• Market conditions: 162 active listings in the ZIP; 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 $560 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Recommended offer $71,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.70% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.52%
• DSCR: 2.40
• GRM: 4.9

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: 26.4%
• Equity multiple: 2.09×
• Total profit: $24,801
• Equity at exit: $12,077

10-year hold

• IRR: 34.0%
• Equity multiple: 4.10×
• Total profit: $70,372
• Equity at exit: $7,003

Cash invested: $22,680 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$425
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $596

Break-even live

Break-even rent $622

Max offer price $81,000

Occupancy floor 52%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $81,000 Active 132 DOM
2. 2026-06-17
   days on market $81,000 Active 131 DOM
3. 2026-06-16
   days on market $81,000 Active 130 DOM
4. 2026-06-15
   days on market $81,000 Active 129 DOM
5. 2026-06-13
   days on market $81,000 Active 127 DOM
6. 2026-06-12
   days on market $81,000 Active 126 DOM
7. 2026-06-09
   days on market $81,000 Active 123 DOM
8. 2026-06-08
   days on market $81,000 Active 122 DOM
9. 2026-06-07
   days on market $81,000 Active 121 DOM
10. 2026-06-07
    days on market $81,000 Active 120 DOM
11. 2026-06-04
    days on market $81,000 Active 117 DOM
12. 2026-06-02
    days on market $81,000 Active 116 DOM
13. 2026-06-01
    days on market $81,000 Active 115 DOM
14. 2026-05-31
    days on market $81,000 Active 114 DOM
15. 2026-02-06
    listed $81,000 Active
16. 2025-01-09
    historical
17. 2025-01-08
    status Active
18. 2024-12-11
    historical Active Under Contract
19. 2024-12-06
    listed $139,900 Active
20. 2024-11-20
    historical
21. 2024-01-23
    soldstatus
22. 2024-01-18
    status Pending 629-char remark

    Show marketing remark (629 chars)

    Renovated 3 bedroom, 2 bath home on over an acre with no restrictions. New HVAC, new kitchen, new appliances, new bathroom fixtures. Freshly painted and ready to move in. Step up on the large front deck and enter into the living room with woodburning fireplace. The open floor plan continues to the kitchen and dining area. Sliding door leads out to the back deck and the above ground pool which backs to woods for privacy. Divided bedroom floor plan allows for privacy in the master suite. Main floor laundry. Luxury vinyl plank flooring throughout. Don't let this one slip by. Will have affixation certification before closing.

23. 2024-01-18
    soldstatus Closed 629-char remark

    Show marketing remark (629 chars)

    Renovated 3 bedroom, 2 bath home on over an acre with no restrictions. New HVAC, new kitchen, new appliances, new bathroom fixtures. Freshly painted and ready to move in. Step up on the large front deck and enter into the living room with woodburning fireplace. The open floor plan continues to the kitchen and dining area. Sliding door leads out to the back deck and the above ground pool which backs to woods for privacy. Divided bedroom floor plan allows for privacy in the master suite. Main floor laundry. Luxury vinyl plank flooring throughout. Don't let this one slip by. Will have affixation certification before closing.

24. 2023-12-07
    historical Active Under Contract 629-char remark

    Show marketing remark (629 chars)

    Renovated 3 bedroom, 2 bath home on over an acre with no restrictions. New HVAC, new kitchen, new appliances, new bathroom fixtures. Freshly painted and ready to move in. Step up on the large front deck and enter into the living room with woodburning fireplace. The open floor plan continues to the kitchen and dining area. Sliding door leads out to the back deck and the above ground pool which backs to woods for privacy. Divided bedroom floor plan allows for privacy in the master suite. Main floor laundry. Luxury vinyl plank flooring throughout. Don't let this one slip by. Will have affixation certification before closing.

25. 2023-11-29
    listed $118,000 Active 629-char remark

    Show marketing remark (629 chars)

    Renovated 3 bedroom, 2 bath home on over an acre with no restrictions. New HVAC, new kitchen, new appliances, new bathroom fixtures. Freshly painted and ready to move in. Step up on the large front deck and enter into the living room with woodburning fireplace. The open floor plan continues to the kitchen and dining area. Sliding door leads out to the back deck and the above ground pool which backs to woods for privacy. Divided bedroom floor plan allows for privacy in the master suite. Main floor laundry. Luxury vinyl plank flooring throughout. Don't let this one slip by. Will have affixation certification before closing.

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $786 · $65/mo
• Expected delta: +$395/yr (+$33/mo · 101.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $16,510
• − Mortgage interest: −$4,537
• − Property taxes: −$391
• − Insurance: −$405
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$2,356
• Taxable income: $6,179
• Est. tax owed @ 24.0%: −$1,483
• After-tax cash flow: $5,667/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: Desoto 73
• NCES district ID: 2910500
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $44,354
• Composite: 33.52/100
• National rank: #5434
• State rank: #153 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

• 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

-31.4% since first listed

11 events — show timeline

• 2026-02-06 Listed $81,000 MARIS as Distributed by MLS Grid
• 2025-01-09 Delisted — MARIS as Distributed by MLS Grid
• 2025-01-08 Relisted — MARIS as Distributed by MLS Grid
• 2024-12-11 Contingent — MARIS as Distributed by MLS Grid
• 2024-12-06 Listed $139,900 MARIS as Distributed by MLS Grid
• 2024-11-20 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-01-23 Sold (Public Records) — Public Records
• 2024-01-18 Pending — MARIS as Distributed by MLS Grid
• 2024-01-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-12-07 Contingent — MARIS as Distributed by MLS Grid
• 2023-11-29 Listed $118,000 MARIS as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $391 · +5.1% YoY. Source: county tax records.