2192 Meadow Dr · Barnhart, MO 63012

$245,000

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 3 Days on market

Built 1979 8,280 sqft lot Est $220k · 12% over $38/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +13.3/30.0
• DSCR +4.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home with lots of features inside. Great location! Close to hwy 55 for an easy commute. 100% financing eligible USDA loan for qualified buyer! Double door entry to the beautiful Laminate flooring through out. Ceramic tile in the Kitchen, baths, and entry. Lots of cabinets in this kitchen even a pantry cabinet. Microwave only 2 mo +/-, stove 1.5yrs old +/-. This home is total Electric With a nice newer large deck to enjoy looking over this fully fenced yard. Entire inside of the home has been repainted less than 9 mo ago, ceiling's too. Lower level has a bedroom and a full bathroom. Located in Parkton subdivision and all homeowners get to enjoy the pool, clubhouse, tennis court, playground, and multiple stocked ponds. Make your appointments today! More pictures to come Stay updated to see the inside photos. Showings Start Friday! Any and all contract due by Monday 3/28/22. All this home needs is you!

Key facts

• 8,280 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Property located at 2192 Meadow Dr, Barnhart, MO 63012
• Financial info: Lease not considered; No second mortgage reported
• HOA & community: Parkton community with annual association fee; HOA amenities include common ground, park, picnic area, playground and pool; Association fee billed annually

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer; Single-phase electric; Cable connected; Electricity connected; Natural gas connected
• Home design: Single-family residence; One-and-one-half levels; Residential property
• Construction: Vinyl siding; Architectural shingle roof; Concrete perimeter foundation; Above-grade finished area reported; additional finished space below grade
• Exterior features: Back yard; Located on a cul-de-sac; Rectangular lot; Community pool

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 3 full bathrooms (2 on main level, 1 in lower level/basement)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Double pane windows; Basement with 8+ ft poured concrete and a bathroom; Recreation room on lower level; Main-level living room and dining room
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-2 ($-25/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (18.6% below list).
• Recommended offer: $199k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.5% in Barnhart — 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 64/100 on livability (#299 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Windsor C-1 (suburban): math 30% / reading 44% proficiency, ranked #154 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: James E. Freer Elem. (280 students, 33% FRL); Windsor Middle (math 29% / reading 40%, grade F, #243 of 391 statewide, top 65%, 659 students, 35% FRL); Windsor High (math 26% / reading 55%, grade F, #240 of 521 statewide, top 46%, 908 students, 29% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 33 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.
• Current owner paid $107k; list at $245k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,497 (18.6% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $219,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2222 Parkton Way	0.26mi	2/2.5 (-1)	1,094 (+4%)	6mo	$220,000	$201	68
2062 Birchwood Dr	0.35mi	3/2.0	1,014 (-4%)	10mo	$234,900	$232	67
2125 Wilderness Trl	0.24mi	4/2.0 (+1)	1,104 (+4%)	12mo	$250,000	$226	65
7235 Adams Ct	0.64mi	3/2.0	1,040 (-2%)	2mo	$200,000	$192	64
7701 Locust Dr	0.62mi	3/1.5	988 (-6%)	1mo	$265,000	$268	59
7129 Wayles Dr	0.71mi	3/1.5	1,152 (+9%)	5mo	$215,000	$187	47
7116 Wayles Dr	0.73mi	3/1.5	980 (-7%)	9mo	$220,000	$224	46
2166 Catlin Ct	0.31mi	4/2.0 (+1)	1,196 (+13%)	14mo	$261,000	$218	45
1733 Lewis Ln	0.64mi	3/1.5	1,202 (+14%)	5mo	$235,000	$196	43
7005 Randolph Dr	0.59mi	3/1.5	1,152 (+9%)	18mo	$200,000	$174	42
1732 Lewis Ln	0.65mi	3/2.5	1,200 (+14%)	10mo	$249,900	$208	35
1809 Dandridge Dr	0.66mi	4/2.5 (+1)	1,176 (+11%)	12mo	$239,999	$204	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-39,875
• Equity at exit: $36,530

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-35,060
• Equity at exit: $21,183

Cash invested: $68,600 (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 63012

• Active inventory: 33
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$153 /mo · $1,839/yr
• Insurance: −$102
• HOA: −$38
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-2

Break-even live

Break-even rent $1,998

Max offer price $244,628

Occupancy floor 95%

Sensitivity live

Price	-10% $137	-5% $67	+0% $-2	+5% $-71	+10% $-141
Rent	-10% $-160	-5% $-81	+0% $-2	+5% $77	+10% $155
Rate	-1.0pp $121	-0.5pp $60	base $-2	+0.5pp $-66	+1.0pp $-130

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2162 Meadow Dr Barnhart, MO	3.0	2.0	1218	$2,225	$1.83	45d	1	0.11mi
1811 Hanover Ln Barnhart, MO	3.0	1.5	1100	$1,800	$1.64	5d	1	0.48mi
7235 Adams Ct Barnhart, MO	3.0	2.5	1040	$1,795	$1.73	3d	1	0.61mi
7235 Adams Ct Barnhart, MO	3.0	2.5	1040	$1,690	$1.62	0d	1	0.61mi
7119 Wayles Dr Barnhart, MO	3.0	1.5	1100	$1,700	$1.55	0d	1	0.69mi
7255 Meriwether Ct Barnhart, MO	3.0	2.0	1300	$1,800	$1.38	3d	1	0.89mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: electricpool

Listing history 9 events

1. 2026-05-12
   status Pending
2. 2026-05-09
   listed $245,000 Active
3. 2026-05-07
   historical $245,000
4. 2022-05-10
   soldstatus
5. 2022-05-06
   soldstatus Closed 933-char remark

   Show marketing remark (933 chars)

   Beautiful home with lots of features inside. Great location! Close to hwy 55 for an easy commute. 100% financing eligible USDA loan for qualified buyer! Double door entry to the beautiful Laminate flooring through out. Ceramic tile in the Kitchen, baths, and entry. Lots of cabinets in this kitchen even a pantry cabinet. Microwave only 2 mo +/-, stove 1.5yrs old +/-. This home is total Electric With a nice newer large deck to enjoy looking over this fully fenced yard. Entire inside of the home has been repainted less than 9 mo ago, ceiling's too. Lower level has a bedroom and a full bathroom. Located in Parkton subdivision and all homeowners get to enjoy the pool, clubhouse, tennis court, playground, and multiple stocked ponds. Make your appointments today! More pictures to come Stay updated to see the inside photos. Showings Start Friday! Any and all contract due by Monday 3/28/22. All this home needs is you!

6. 2022-03-29
   status Pending 933-char remark

   Show marketing remark (933 chars)

   Beautiful home with lots of features inside. Great location! Close to hwy 55 for an easy commute. 100% financing eligible USDA loan for qualified buyer! Double door entry to the beautiful Laminate flooring through out. Ceramic tile in the Kitchen, baths, and entry. Lots of cabinets in this kitchen even a pantry cabinet. Microwave only 2 mo +/-, stove 1.5yrs old +/-. This home is total Electric With a nice newer large deck to enjoy looking over this fully fenced yard. Entire inside of the home has been repainted less than 9 mo ago, ceiling's too. Lower level has a bedroom and a full bathroom. Located in Parkton subdivision and all homeowners get to enjoy the pool, clubhouse, tennis court, playground, and multiple stocked ponds. Make your appointments today! More pictures to come Stay updated to see the inside photos. Showings Start Friday! Any and all contract due by Monday 3/28/22. All this home needs is you!

7. 2022-03-25
   listed $212,900 Active 933-char remark

   Show marketing remark (933 chars)

   Beautiful home with lots of features inside. Great location! Close to hwy 55 for an easy commute. 100% financing eligible USDA loan for qualified buyer! Double door entry to the beautiful Laminate flooring through out. Ceramic tile in the Kitchen, baths, and entry. Lots of cabinets in this kitchen even a pantry cabinet. Microwave only 2 mo +/-, stove 1.5yrs old +/-. This home is total Electric With a nice newer large deck to enjoy looking over this fully fenced yard. Entire inside of the home has been repainted less than 9 mo ago, ceiling's too. Lower level has a bedroom and a full bathroom. Located in Parkton subdivision and all homeowners get to enjoy the pool, clubhouse, tennis court, playground, and multiple stocked ponds. Make your appointments today! More pictures to come Stay updated to see the inside photos. Showings Start Friday! Any and all contract due by Monday 3/28/22. All this home needs is you!

8. 2022-03-23
   historical $212,900 933-char remark

   Show marketing remark (933 chars)

   Beautiful home with lots of features inside. Great location! Close to hwy 55 for an easy commute. 100% financing eligible USDA loan for qualified buyer! Double door entry to the beautiful Laminate flooring through out. Ceramic tile in the Kitchen, baths, and entry. Lots of cabinets in this kitchen even a pantry cabinet. Microwave only 2 mo +/-, stove 1.5yrs old +/-. This home is total Electric With a nice newer large deck to enjoy looking over this fully fenced yard. Entire inside of the home has been repainted less than 9 mo ago, ceiling's too. Lower level has a bedroom and a full bathroom. Located in Parkton subdivision and all homeowners get to enjoy the pool, clubhouse, tennis court, playground, and multiple stocked ponds. Make your appointments today! More pictures to come Stay updated to see the inside photos. Showings Start Friday! Any and all contract due by Monday 3/28/22. All this home needs is you!

9. 2001-06-26
   soldstatus $107,000

ⓘ 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: $1,839 · $153/mo
• Projected year-2 tax: $2,376 · $198/mo
• Expected delta: +$538/yr (+$45/mo · 29.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,940
• − Mortgage interest: −$13,724
• − Property taxes: −$1,839
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − HOA: −$456
• − Depreciation: −$7,127
• Taxable loss: −$4,262
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $998/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: Windsor C-1
• NCES district ID: 2932100
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $66,123
• Composite: 33.5/100
• National rank: #5442
• State rank: #154 of 324 in MO

Livability — Barnhart

• Score: 64/100
• State rank: #299
• US rank: #13769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barnhart, MO
• Population (ZIP): 10,977

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 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Romanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% French/Haitian/Cajun 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: ▼ -194.07%
• Current HPI: 204.4918
• 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

+129.0% since first listed

9 events — show timeline

• 2026-05-12 Pending — MARIS as Distributed by MLS Grid
• 2026-05-09 Listed $245,000 MARIS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $245,000 MARIS as Distributed by MLS Grid
• 2022-05-10 Sold (Public Records) — Public Records
• 2022-05-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-29 Pending — MARIS as Distributed by MLS Grid
• 2022-03-25 Listed $212,900 MARIS as Distributed by MLS Grid
• 2022-03-23 Coming Soon $212,900 MARIS as Distributed by MLS Grid
• 2001-06-26 Sold (Public Records) $107,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,839 · +8.2% YoY. Source: county tax records.