14763 State Route 21 · Summer Set, MO 63020

$30,000

2 bd · 1.0 ba · 900 sqft · Other public records · 39 Days on market

Built 1960

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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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2.89 ACRES of LAND with a Mobile Home with fixed addition. House, detached garage, deepwell, probable septic for a great price. Look at the pictures - this needs work! Inside are 2 bedrooms, 1 bath, a living room and kitchen. About 900 square foot, with a crawlspace. Detached garage, mature trees. This will need to be a cash sale, possible conventional, please talk to lender. Property being sold "AS IS" - Seller never occupied property and to make no repairs. This is privately owned, not a bank.

Key facts

• City electric
• Gutted down to studs
• Good bones

Tags

• WELL WATER
• CITY ELECTRIC
• PROPANE
• GUTTED DOWN TO STUDS
• GOOD BONES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Vineland Elem. (math 40% / reading 44%, grade F, #481 of 1,115 statewide, top 46%, 648 students, 49% FRL); Desoto Jr. High (math 33% / reading 41%, grade F, #220 of 391 statewide, top 59%, 381 students, 46% FRL); Desoto Sr. High (math 37% / reading 53%, grade D-, #176 of 521 statewide, top 34%, 848 students, 34% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 152 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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.40% ✓
• Cap rate: 30.65%
• Cash-on-cash: 86.98%
• DSCR: 4.87
• GRM: 2.5

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: 87.5%
• Equity multiple: 5.04×
• Total profit: $33,928
• Equity at exit: $4,473

10-year hold

• IRR: 90.6%
• Equity multiple: 10.47×
• Total profit: $79,518
• Equity at exit: $2,594

Cash invested: $8,400 (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 63020

• Home prices YoY: -21.9%
• Active inventory: 152
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$27 /mo · $328/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $609

Break-even live

Break-even rent $250

Max offer price $30,000

Occupancy floor 35%

Sensitivity live

Price	-10% $626	-5% $617	+0% $609	+5% $600	+10% $592
Rent	-10% $528	-5% $569	+0% $609	+5% $649	+10% $689
Rate	-1.0pp $624	-0.5pp $617	base $609	+0.5pp $601	+1.0pp $593

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $30,000 Active 39 DOM
2. 2026-06-21
   days on market $30,000 Active 38 DOM
3. 2026-06-18
   days on market $30,000 Active 36 DOM
4. 2026-06-17
   days on market $30,000 Active 35 DOM
5. 2026-06-16
   days on market $30,000 Active 34 DOM
6. 2026-06-15
   days on market $30,000 Active 33 DOM
7. 2026-06-13
   days on market $30,000 Active 31 DOM
8. 2026-06-12
   days on market $30,000 Active 30 DOM
9. 2026-06-09
   days on market $30,000 Active 27 DOM
10. 2026-06-08
    days on market $30,000 Active 26 DOM
11. 2026-06-07
    days on market $30,000 Active 25 DOM
12. 2026-06-07
    days on market $30,000 Active 24 DOM
13. 2026-06-04
    days on market $30,000 Active 21 DOM
14. 2026-06-02
    days on market $30,000 Active 20 DOM
15. 2026-06-01
    days on market $30,000 Active 19 DOM
16. 2026-05-31
    days on market $30,000 Active 18 DOM
17. 2026-05-14
    listed $30,000 Active
18. 2020-12-30
    soldstatus
19. 2020-12-29
    soldstatus Closed 511-char remark

    Show marketing remark (511 chars)

    2.89 ACRES of LAND with a Mobile Home with fixed addition. House, detached garage, deepwell, probable septic for a great price. Look at the pictures - this needs work! Inside are 2 bedrooms, 1 bath, a living room and kitchen. About 900 square foot, with a crawlspace. Detached garage, mature trees. This will need to be a cash sale, possible conventional, please talk to lender. Property being sold "AS IS" - Seller never occupied property and to make no repairs. This is privately owned, not a bank.

20. 2020-11-19
    status Pending 511-char remark

    Show marketing remark (511 chars)

    2.89 ACRES of LAND with a Mobile Home with fixed addition. House, detached garage, deepwell, probable septic for a great price. Look at the pictures - this needs work! Inside are 2 bedrooms, 1 bath, a living room and kitchen. About 900 square foot, with a crawlspace. Detached garage, mature trees. This will need to be a cash sale, possible conventional, please talk to lender. Property being sold "AS IS" - Seller never occupied property and to make no repairs. This is privately owned, not a bank.

21. 2020-11-11
    price $30,000 511-char remark

    Show marketing remark (511 chars)

    2.89 ACRES of LAND with a Mobile Home with fixed addition. House, detached garage, deepwell, probable septic for a great price. Look at the pictures - this needs work! Inside are 2 bedrooms, 1 bath, a living room and kitchen. About 900 square foot, with a crawlspace. Detached garage, mature trees. This will need to be a cash sale, possible conventional, please talk to lender. Property being sold "AS IS" - Seller never occupied property and to make no repairs. This is privately owned, not a bank.

22. 2020-10-24
    listed $35,000 Active 511-char remark

    Show marketing remark (511 chars)

    2.89 ACRES of LAND with a Mobile Home with fixed addition. House, detached garage, deepwell, probable septic for a great price. Look at the pictures - this needs work! Inside are 2 bedrooms, 1 bath, a living room and kitchen. About 900 square foot, with a crawlspace. Detached garage, mature trees. This will need to be a cash sale, possible conventional, please talk to lender. Property being sold "AS IS" - Seller never occupied property and to make no repairs. This is privately owned, not a bank.

23. 2020-09-01
    soldstatus $65,100
24. 2007-12-04
    soldstatus
25. 1993-08-13
    soldstatus $29,500

ⓘ 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: $328 · $27/mo
• Projected year-2 tax: $328 · $27/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $12,244
• − Mortgage interest: −$1,680
• − Property taxes: −$328
• − Insurance: −$150
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$873
• Taxable income: $7,254
• Est. tax owed @ 24.0%: −$1,741
• After-tax cash flow: $5,566/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 — Summer Set

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 20,357

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 (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 1%
• Common ancestry: Lithuanian 5% Iranian 2% Italian 1%
• Foreign-born: 1% · Canada
• 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: ▼ -60.90%
• Current HPI: 217.2807
• 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

+1.7% since first listed

9 events — show timeline

• 2026-05-14 Listed $30,000 FSBO.com
• 2020-12-30 Sold (Public Records) — Public Records
• 2020-12-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-11-19 Pending — MARIS as Distributed by MLS Grid
• 2020-11-11 Price Changed $30,000 MARIS as Distributed by MLS Grid
• 2020-10-24 Listed $35,000 MARIS as Distributed by MLS Grid
• 2020-09-01 Sold (Public Records) $65,100 Public Records
• 2007-12-04 Sold (Public Records) — Public Records
• 1993-08-13 Sold (Public Records) $29,500 Public Records

Property tax history

-3.6%/yr

Latest (2025): $328 · -1.3% YoY. Source: county tax records.