402 N Taylor Ave · Crystal City, MO 63019

$210,000

3 bd · 1.0 ba · 1,059 sqft · Other public records · 32 Days on market

Built 1956 8,886 sqft lot

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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).

• Cash flow +12.3/30.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contract first day on market fell thru no fault with house or seller! Very cute and extremely well maintained 3 bedroom home in great community. Move right in! Exterior is maintenance free with a large, level, fenced yard and a 1 car detached garage with GDO. Living room has original mill work and laminate wood floors. There are 3 bedroom. Although one is small it would make a great office or nursery! Main floor laundry too! Kitchen walks out to a small enclosed porch that leads to back yard. A really great house at a really great price!!!

Key facts

• 8,886 sq ft lot
• Garage
• Built 1956

Property features AI

Finance

• Other: Lot size approximately 0.204 acre; Above-grade living area reported as 1,059 (source: assessor)
• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer; Electricity (Ameren); Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story
• Construction: Block construction; Vinyl siding; Blown-in insulation; Architectural shingle roof
• Exterior features: Back yard fencing; Private lot; Shed(s)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Central air; Natural gas heating; Block basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $210k.

Deal economics

• At list price, monthly cash flow is $-38 ($-460/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (25.7% below list).
• Recommended offer: $156k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.6% in Crystal City — 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 71/100 on livability (#119 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F.
• Crystal City 47 (suburban): math 31% / reading 54% proficiency, ranked #113 of 324 in MO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crystal City Elem. (math 32% / reading 52%, grade F, #481 of 1,115 statewide, top 46%, 318 students, 50% FRL); Crystal City High (math 27% / reading 57%, grade F, #218 of 521 statewide, top 45%, 224 students, 42% FRL).
• Market conditions: 17 active listings in the ZIP; 3 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $155,945 (25.7% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.74% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 11.2

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-36,558
• Equity at exit: $31,312

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-35,333
• Equity at exit: $18,157

Cash invested: $58,800 (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 63019

• Home prices YoY: -28.1%
• Active inventory: 17
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$82 /mo · $978/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-38

Break-even live

Break-even rent $1,608

Max offer price $203,230

Occupancy floor 97%

Sensitivity live

Price	-10% $81	-5% $21	+0% $-38	+5% $-98	+10% $-157
Rent	-10% $-162	-5% $-100	+0% $-38	+5% $23	+10% $85
Rate	-1.0pp $67	-0.5pp $15	base $-38	+0.5pp $-93	+1.0pp $-148

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Ozark Dr Crystal City, MO	3.0	1.0	1064	$1,500	$1.41	25d	1	0.46mi
535 S Adams St Festus, MO	2.0	1.0	977	$1,300	$1.33	0d	1	0.93mi
102 Doctrine Dr Festus, MO	3.0	2.0	1350	$2,199	$1.63	23d	1	1.29mi

Listing history 21 events

1. 2026-06-21
   days on market $210,000 Active 32 DOM
2. 2026-06-21
   days on market $210,000 Active 31 DOM
3. 2026-06-18
   days on market $210,000 Active 29 DOM
4. 2026-06-17
   days on market $210,000 Active 28 DOM
5. 2026-06-16
   days on market $210,000 Active 27 DOM
6. 2026-06-15
   days on market $210,000 Active 26 DOM
7. 2026-06-13
   days on market $210,000 Active 24 DOM
8. 2026-06-12
   days on market $210,000 Active 23 DOM
9. 2026-06-09
   days on market $210,000 Active 20 DOM
10. 2026-06-08
    days on market $210,000 Active 19 DOM
11. 2026-06-07
    days on market $210,000 Active 18 DOM
12. 2026-06-07
    pricedays on market $210,000 Active 17 DOM
13. 2026-06-04
    days on market $225,000 Active 14 DOM
14. 2026-06-02
    days on market $225,000 Active 13 DOM
15. 2026-06-01
    days on market $225,000 Active 12 DOM
16. 2026-05-31
    days on market $225,000 Active 11 DOM
17. 2026-05-20
    listed $225,000 Active
18. 2026-05-18
    historical $225,000
19. 2013-09-17
    soldstatus
20. 2013-08-29
    soldstatus 553-char remark

    Show marketing remark (553 chars)

    Contract first day on market fell thru no fault with house or seller! Very cute and extremely well maintained 3 bedroom home in great community. Move right in! Exterior is maintenance free with a large, level, fenced yard and a 1 car detached garage with GDO. Living room has original mill work and laminate wood floors. There are 3 bedroom. Although one is small it would make a great office or nursery! Main floor laundry too! Kitchen walks out to a small enclosed porch that leads to back yard. A really great house at a really great price!!!

21. 2013-07-12
    listed $70,000 553-char remark

    Show marketing remark (553 chars)

    Contract first day on market fell thru no fault with house or seller! Very cute and extremely well maintained 3 bedroom home in great community. Move right in! Exterior is maintenance free with a large, level, fenced yard and a 1 car detached garage with GDO. Living room has original mill work and laminate wood floors. There are 3 bedroom. Although one is small it would make a great office or nursery! Main floor laundry too! Kitchen walks out to a small enclosed porch that leads to back yard. A really great house at a really great price!!!

ⓘ 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: $978 · $82/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$1,059/yr (+$88/mo · 108.2%)

ⓘ 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: $18,713
• − Mortgage interest: −$11,763
• − Property taxes: −$978
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$6,109
• Taxable loss: −$4,181
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $544/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: Crystal City 47
• NCES district ID: 2910380
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $50,257
• Composite: 36.5/100
• National rank: #4649
• State rank: #113 of 324 in MO

Livability — Crystal City

• Score: 71/100
• State rank: #119
• US rank: #7294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal City, MO
• City population: 4,490
• Population (ZIP): 4,490

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 (86%)
• Race & ethnicity: White 86% Two or more races 9% Black 4%
• Common ancestry: Lithuanian 9% Serbian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 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: ▼ -84.19%
• Current HPI: 215.1127
• 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

+221.4% since first listed

5 events — show timeline

• 2026-05-20 Listed $225,000 MARIS as Distributed by MLS Grid
• 2026-05-18 Coming Soon $225,000 MARIS as Distributed by MLS Grid
• 2013-09-17 Sold (Public Records) — Public Records
• 2013-08-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-07-12 Listed $70,000 MARIS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $978 · +6.9% YoY. Source: county tax records.