12970 Summit Hls · Olympian Village, MO 63028

$74,900

3 bd · 1.0 ba · 960 sqft · Other public records · 6 Days on market

Built 1950 0.82 ac lot ↓ 25% since listing

---

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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market, no fault of seller! Investors Dream! TWO HOMES! These fixer uppers are just waiting for someone to come in and give it their creative touch, the first home is a 2000+/- square ft three bedroom, 2 bathroom home with an oversized 2 car attached garage. The second home is a little under 1000 square feet, 3 bedroom one bathroom home. Priced to SELL, newer siding with a lifetime transferrable warranty, PLUS a newer garage door! Seller is selling as is and has never occupied property. Seller is willing to entertain any & all offers!

Key facts

• 0.82 acre lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Approximately 0.82-acre lot; Above-grade living area reported at 2,140 (public records)
• Financial info: Lease not considered

Exterior

• Parking: Has garage
• Utilities: Public water; Septic tank sewer; Electric service (Ameren); Electricity available
• Home design: Single-family residential property; One level
• Construction: Vinyl siding
• Exterior features: Back yard; Garden; Few trees; Additional residence on the property

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cellar (unfinished basement); Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $75k).

Location & tenants

• Location reads 51/100 on livability (#885 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities 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; 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 $518 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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?
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: 1.27% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.6

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: 6.3%
• Equity multiple: 1.24×
• Total profit: $5,136
• Equity at exit: $11,168

10-year hold

• IRR: 15.7%
• Equity multiple: 2.27×
• Total profit: $26,688
• Equity at exit: $6,476

Cash invested: $20,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $271

Break-even live

Break-even rent $607

Max offer price $74,900

Occupancy floor 66%

Sensitivity live

Price	-10% $314	-5% $293	+0% $271	+5% $250	+10% $229
Rent	-10% $196	-5% $234	+0% $271	+5% $309	+10% $346
Rate	-1.0pp $309	-0.5pp $290	base $271	+0.5pp $252	+1.0pp $232

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Kronos Dr Unit A De Soto, MO	2.0	1.0	900	$950	$1.06	44d	1	1.29mi

Listing history 11 events

1. 2026-05-09
   status Pending
2. 2026-05-04
   listed $74,900 Active
3. 2026-05-03
   historical $74,900
4. 2025-04-08
   soldstatus Closed 552-char remark

   Show marketing remark (552 chars)

   Back on market, no fault of seller! Investors Dream! TWO HOMES! These fixer uppers are just waiting for someone to come in and give it their creative touch, the first home is a 2000+/- square ft three bedroom, 2 bathroom home with an oversized 2 car attached garage. The second home is a little under 1000 square feet, 3 bedroom one bathroom home. Priced to SELL, newer siding with a lifetime transferrable warranty, PLUS a newer garage door! Seller is selling as is and has never occupied property. Seller is willing to entertain any & all offers!

5. 2025-03-20
   status Pending 552-char remark

   Show marketing remark (552 chars)

   Back on market, no fault of seller! Investors Dream! TWO HOMES! These fixer uppers are just waiting for someone to come in and give it their creative touch, the first home is a 2000+/- square ft three bedroom, 2 bathroom home with an oversized 2 car attached garage. The second home is a little under 1000 square feet, 3 bedroom one bathroom home. Priced to SELL, newer siding with a lifetime transferrable warranty, PLUS a newer garage door! Seller is selling as is and has never occupied property. Seller is willing to entertain any & all offers!

6. 2025-03-11
   price $55,000 552-char remark

   Show marketing remark (552 chars)

   Back on market, no fault of seller! Investors Dream! TWO HOMES! These fixer uppers are just waiting for someone to come in and give it their creative touch, the first home is a 2000+/- square ft three bedroom, 2 bathroom home with an oversized 2 car attached garage. The second home is a little under 1000 square feet, 3 bedroom one bathroom home. Priced to SELL, newer siding with a lifetime transferrable warranty, PLUS a newer garage door! Seller is selling as is and has never occupied property. Seller is willing to entertain any & all offers!

7. 2025-02-11
   status Active 552-char remark

   Show marketing remark (552 chars)

   Back on market, no fault of seller! Investors Dream! TWO HOMES! These fixer uppers are just waiting for someone to come in and give it their creative touch, the first home is a 2000+/- square ft three bedroom, 2 bathroom home with an oversized 2 car attached garage. The second home is a little under 1000 square feet, 3 bedroom one bathroom home. Priced to SELL, newer siding with a lifetime transferrable warranty, PLUS a newer garage door! Seller is selling as is and has never occupied property. Seller is willing to entertain any & all offers!

8. 2025-02-11
   price $69,900 552-char remark

   Show marketing remark (552 chars)

   Back on market, no fault of seller! Investors Dream! TWO HOMES! These fixer uppers are just waiting for someone to come in and give it their creative touch, the first home is a 2000+/- square ft three bedroom, 2 bathroom home with an oversized 2 car attached garage. The second home is a little under 1000 square feet, 3 bedroom one bathroom home. Priced to SELL, newer siding with a lifetime transferrable warranty, PLUS a newer garage door! Seller is selling as is and has never occupied property. Seller is willing to entertain any & all offers!

9. 2025-02-07
   status Pending 552-char remark

   Show marketing remark (552 chars)

   Back on market, no fault of seller! Investors Dream! TWO HOMES! These fixer uppers are just waiting for someone to come in and give it their creative touch, the first home is a 2000+/- square ft three bedroom, 2 bathroom home with an oversized 2 car attached garage. The second home is a little under 1000 square feet, 3 bedroom one bathroom home. Priced to SELL, newer siding with a lifetime transferrable warranty, PLUS a newer garage door! Seller is selling as is and has never occupied property. Seller is willing to entertain any & all offers!

10. 2025-01-31
    price $79,900 552-char remark

    Show marketing remark (552 chars)

    Back on market, no fault of seller! Investors Dream! TWO HOMES! These fixer uppers are just waiting for someone to come in and give it their creative touch, the first home is a 2000+/- square ft three bedroom, 2 bathroom home with an oversized 2 car attached garage. The second home is a little under 1000 square feet, 3 bedroom one bathroom home. Priced to SELL, newer siding with a lifetime transferrable warranty, PLUS a newer garage door! Seller is selling as is and has never occupied property. Seller is willing to entertain any & all offers!

11. 2025-01-24
    listed $99,900 Active 552-char remark

    Show marketing remark (552 chars)

    Back on market, no fault of seller! Investors Dream! TWO HOMES! These fixer uppers are just waiting for someone to come in and give it their creative touch, the first home is a 2000+/- square ft three bedroom, 2 bathroom home with an oversized 2 car attached garage. The second home is a little under 1000 square feet, 3 bedroom one bathroom home. Priced to SELL, newer siding with a lifetime transferrable warranty, PLUS a newer garage door! Seller is selling as is and has never occupied property. Seller is willing to entertain any & all offers!

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$65/yr (+$5/mo · 9.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°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: $11,400
• − Mortgage interest: −$4,196
• − Property taxes: −$662
• − Insurance: −$374
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,179
• Taxable income: $2,165
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $2,737/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 — Olympian Village

• Score: 51/100
• State rank: #885
• US rank: #25396

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D 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

-25.0% since first listed

11 events — show timeline

• 2026-05-09 Pending — MARIS as Distributed by MLS Grid
• 2026-05-04 Listed $74,900 MARIS as Distributed by MLS Grid
• 2026-05-03 Coming Soon $74,900 MARIS as Distributed by MLS Grid
• 2025-04-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-03-20 Pending — MARIS as Distributed by MLS Grid
• 2025-03-11 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2025-02-11 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-11 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2025-02-07 Pending — MARIS as Distributed by MLS Grid
• 2025-01-31 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2025-01-24 Listed $99,900 MARIS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $662 · -9.4% YoY. Source: county tax records.