1218 S 5th St · De Soto, MO 63020

$74,900

2 bd · 1.0 ba · 996 sqft · Other public records · 77 Days on market

Built 1940 7,061 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks at 1218 S 5th Street in Desoto! This 2-bedroom, 1-bath home offers 996 square feet of space and is ready for your vision. Whether your're looking to renovate, update, or reimagine, this property presents a chance to create something truly special. Set in a mature neighborhood, the home sits among established surroundings that provide a sense of character and stability.

Key facts

• 7,061 sq ft lot
• Built 1940
• Listed 77 days

Property features AI

Finance

• Other: Approximately 0.1621 acre lot; Living area reported as 996 (assessor source)
• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available (single phase)
• Home design: Single-family house; One story; Private ownership; Fixer condition; Entry facing front (front porch)
• Construction: Frame with stone veneer exterior; Shingle roof; Block foundation; Built as a house
• Exterior features: Asphalt city street frontage; Lot with other features

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Window/wall air conditioning units
• Interior features: Crawl space basement; Front porch; Storm door(s)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.6% in De Soto — 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 59/100 on livability (#523 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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: Vineland Elem. (math 40% / reading 44%, grade F, #481 of 1,115 statewide, top 46%, 648 students, 49% FRL); Desoto Sr. High (math 37% / reading 53%, grade D-, #176 of 521 statewide, top 34%, 848 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 150 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $75k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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. 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?
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: 1.40% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.38%
• DSCR: 1.91
• GRM: 6.0

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $10,534
• Equity at exit: $11,168

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $38,332
• 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 63020

• Home prices YoY: -21.9%
• Active inventory: 150
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $356

Break-even live

Break-even rent $597

Max offer price $74,900

Occupancy floor 61%

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: —

Listing history 14 events

1. 2026-06-18
   days on market $74,900 Active 77 DOM
2. 2026-06-17
   status $74,900 Active 76 DOM
3. 2026-06-12
   statusdays on market $74,900 Pending 76 DOM
4. 2026-06-09
   days on market $74,900 Active 74 DOM
5. 2026-06-08
   days on market $74,900 Active 73 DOM
6. 2026-06-07
   days on market $74,900 Active 72 DOM
7. 2026-06-07
   pricedays on market $74,900 Active 71 DOM
8. 2026-06-04
   days on market $79,900 Active 68 DOM
9. 2026-06-02
   days on market $79,900 Active 67 DOM
10. 2026-06-01
    days on market $79,900 Active 66 DOM
11. 2026-05-31
    days on market $79,900 Active 65 DOM
12. 2026-05-01
    price $79,900
13. 2026-03-27
    listed $95,000 Active
14. 1999-11-24
    soldstatus $22,200

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$152/yr (+$13/mo · 26.5%)

ⓘ 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 ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,577
• − Mortgage interest: −$4,196
• − Property taxes: −$574
• − Insurance: −$374
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$2,179
• Taxable income: $3,242
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $3,496/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 — De Soto

• Score: 59/100
• State rank: #523
• US rank: #19709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Soto, MO
• 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

+259.9% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $95,000 MARIS as Distributed by MLS Grid
• 1999-11-24 Sold (Public Records) $22,200 Public Records

Property tax history

+3.9%/yr

Latest (2025): $574 · +0.6% YoY. Source: county tax records.