13 Mill St · Bonne Terre, MO 63628

$125,000

3 bd · 1.0 ba · 2,304 sqft · Other public records · 236 Days on market

Built 1890 0.73 ac lot ↓ 25% since listing

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Why this score? — see what drove the C- 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with serious upside in the heart of Bonne Terre! This 1890-built two-story offers over 2,300 sq ft on a large 0.73-acre city lot—now priced to allow room for renovation and profit. With strong bones and standout historic features like original hardwood floors, tall ceilings, detailed millwork, and cast-iron radiators, this property is a prime candidate for a flip, rental conversion, or long-term hold. The layout includes 4 large bedrooms, 2 full baths (upper bath needs repair), formal living and dining areas, and a spacious kitchen ready for updates. Generous room sizes and flexible spaces make it ideal for maximizing after-repair value. Main-level laundry and a funct

Key facts

• 0.73 acre lot
• Parking
• Built 1890

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Carport (1 space); Additional carports
• Utilities: Public water; Public sewer; Single-phase electric with 220 volts; Cable available, Phone available, Electricity connected, Natural gas connected, Sewer connected, Water connected
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Metal and slate roof
• Exterior features: Covered front porch; Side porch; Wrap-around porch; Patio; Exterior storage; Workshop; City lot

Interior

• Kitchen: Gas oven, Gas range, Refrigerator
• Bedrooms: 4 bedrooms total — 1 on the main level, 3 on the upper level
• Bathrooms: 1 full bathroom on the main level; Additional upper-level bathroom needs repair/updating
• Heating & cooling: Natural gas heating with radiant system; Window air conditioning units
• Interior features: High ceilings; Partial basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.4% in Bonne Terre — 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 56/100 on livability (#721 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• North St. Francois County R-I (town): math 29% / reading 42% proficiency, ranked #214 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Co. Sr. High (math 25% / reading 56%, grade F, #240 of 521 statewide, top 46%, 873 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 131 active listings in the ZIP; 134 units permitted in St. Francois County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 8.3

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,663
• Equity at exit: $18,638

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $9,469
• Equity at exit: $10,808

Cash invested: $35,000 (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 63628

• Home prices YoY: -7.2%
• Active inventory: 131
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $198

Break-even live

Break-even rent $1,000

Max offer price $125,000

Occupancy floor 79%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 236 DOM
2. 2026-06-17
   days on market $125,000 Active 235 DOM
3. 2026-06-16
   days on market $125,000 Active 234 DOM
4. 2026-06-15
   days on market $125,000 Active 233 DOM
5. 2026-06-13
   pricedays on market $125,000 Active 231 DOM
6. 2026-06-12
   days on market $149,900 Active 230 DOM
7. 2026-06-09
   days on market $149,900 Active 227 DOM
8. 2026-06-08
   days on market $149,900 Active 226 DOM
9. 2026-06-07
   days on market $149,900 Active 225 DOM
10. 2026-06-07
    days on market $149,900 Active 224 DOM
11. 2026-06-04
    days on market $149,900 Active 221 DOM
12. 2026-06-02
    days on market $149,900 Active 220 DOM
13. 2026-06-01
    days on market $149,900 Active 219 DOM
14. 2026-05-31
    days on market $149,900 Active 218 DOM
15. 2026-04-01
    status Active
16. 2026-03-20
    price $149,900
17. 2025-11-15
    price $175,000
18. 2025-10-24
    listed $199,900 Active
19. 2025-10-11
    historical $199,900

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$224/yr (+$19/mo · 22.6%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 21 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: $15,009
• − Mortgage interest: −$7,002
• − Property taxes: −$989
• − Insurance: −$625
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,636
• Taxable income: $356
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $2,292/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: North St. Francois County R-I
• NCES district ID: 2905430
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $40,156
• Composite: 29.77/100
• National rank: #6431
• State rank: #214 of 324 in MO

Livability — Bonne Terre

• Score: 56/100
• State rank: #721
• US rank: #23087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonne Terre, MO
• Population (ZIP): 15,864

Population outlook (St. Francois County) Hauer SSP2

• Today (2025): 68,683 people
• By 2030: 69,574 · +1.3%
• By 2040: 70,665 · +2.9%
• By 2050: 70,708 · +2.9%
• By 2075: 67,917 · -1.1%
• By 2100: 56,563 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Asian 1%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · St. Francois

• 2024 margin: Solid R (+51.4) · D 23.8% · R 75.2%
• 2008→2024 swing: -46.8pp toward R · 2008: -4.6pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.1 2016: R+45.4 2012: R+19.5 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.15%
• Current HPI: 234.0946
• 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

5 events — show timeline

• 2026-04-01 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-20 Price Changed $149,900 MARIS as Distributed by MLS Grid
• 2025-11-15 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2025-10-24 Listed $199,900 MARIS as Distributed by MLS Grid
• 2025-10-11 Coming Soon $199,900 MARIS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $989 · +8.4% YoY. Source: county tax records.