205 Cottage St · St. Clair, MO 63077

$105,000

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 42 Days on market

Built 1926 4,007 sqft lot $164/sqft · 10% below area Est $117k · 10% under

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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 +24.9/30.0
• ARV discount +12.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great little house in town. Some updates, Sewer line to street replaced last year. Newer windows. Stove and Refrigerator stay. 2 car parking pad in back of house in the alley.

Key facts

• 4,007 sq ft lot
• 2 parking spots
• Built 1926

Property features AI

Finance

• Other: Living area reported as 640 (source: public records)
• Financial info: Lease not considered; No second mortgage indicated; Seller may consider concessions

Exterior

• Parking: Off-street parking pad with alley access; Carport for 2 cars (total parking spaces: 2)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One story; Frame construction with vinyl siding; Shingle roof; Entry faces Young St (cross street)
• Construction: Frame and vinyl siding construction; Shingle roof
• Exterior features: Covered front porch; Chain link and partial fencing; City lot on a corner; Asphalt road frontage with alley and city street access

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Bedrooms: 2 bedrooms on the main level (11 x 11)
• Flooring: Laminate counters noted (flooring type not specified)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Eat-in kitchen; Laminate counters; Double-pane windows with screens; No basement
• Laundry & utility: Laundry area inside the bathroom (5 x 4)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.0% in St. Clair — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St. Clair R-XIII (town): math 30% / reading 45% proficiency, ranked #185 of 324 in MO (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: St. Clair Elem. (513 students, 54% FRL); St. Clair High (math 17% / reading 57%, grade F, #291 of 521 statewide, top 60%, 684 students, 48% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 614 units permitted in Franklin County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $105k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1926 — 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: 1.05% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (median comp): $116,561
• List price: $105,000
• Delta: -9.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 Young St	0.07mi	2/1.0	672 (+5%)	5mo	$149,900	$223	84

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,647
• Equity at exit: $15,656

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $16,100
• Equity at exit: $9,078

Cash invested: $29,400 (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 63077

• Home prices YoY: -31.7%
• Active inventory: 55
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$48 /mo · $582/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $226

Break-even live

Break-even rent $814

Max offer price $105,000

Occupancy floor 74%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Tall Oaks Dr Saint Clair, MO	1.0	1.0	500	$1,100	$2.20	1d	1	0.96mi

Listing history 22 events

1. 2026-06-18
   days on market $105,000 Active 42 DOM
2. 2026-06-17
   days on market $105,000 Active 41 DOM
3. 2026-06-16
   days on market $105,000 Active 40 DOM
4. 2026-06-15
   days on market $105,000 Active 39 DOM
5. 2026-06-13
   days on market $105,000 Active 37 DOM
6. 2026-06-13
   days on market $105,000 Active 36 DOM
7. 2026-06-09
   days on market $105,000 Active 33 DOM
8. 2026-06-08
   pricedays on market $105,000 Active 32 DOM
9. 2026-06-07
   days on market $120,000 Active 31 DOM
10. 2026-06-03
    days on market $120,000 Active 27 DOM
11. 2026-06-02
    days on market $120,000 Active 26 DOM
12. 2026-06-01
    days on market $120,000 Active 25 DOM
13. 2026-05-31
    days on market $120,000 Active 24 DOM
14. 2026-05-08
    listed $120,000 Active 177-char remark
15. 2026-05-01
    historical $120,000 177-char remark
16. 2026-01-26
    price $120,000
17. 2025-12-20
    listed $135,000 Active
18. 2018-04-06
    soldstatus
19. 2011-05-20
    soldstatus
20. 2007-04-23
    soldstatus $55,000
21. 2004-07-19
    soldstatus
22. 1997-07-01
    soldstatus

ⓘ 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: $582 · $48/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$437/yr (+$36/mo · 75.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $13,200
• − Mortgage interest: −$5,882
• − Property taxes: −$582
• − Insurance: −$525
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,055
• Taxable income: $1,045
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $2,463/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: St. Clair R-XIII
• NCES district ID: 2929100
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $42,942
• Composite: 31.69/100
• National rank: #5923
• State rank: #185 of 324 in MO

Livability — St. Clair

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

Census & demographics

• Census place: St. Clair, MO
• Population (ZIP): 11,466

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 103,600 people
• By 2030: 103,298 · -0.3%
• By 2040: 100,607 · -2.9%
• By 2050: 94,280 · -9.0%
• By 2075: 77,103 · -25.6%
• By 2100: 54,405 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.9) · D 26.5% · R 72.4% · Other 1.1%
• 2008→2024 swing: -33.5pp toward R · 2008: -12.4pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+43.8 2016: R+46.1 2012: R+27.9 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.10%
• Current HPI: 172.851
• 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

+90.9% since first listed

10 events — show timeline

• 2026-06-08 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $120,000 MARIS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $120,000 MARIS as Distributed by MLS Grid
• 2026-01-26 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2025-12-20 Listed $135,000 MARIS as Distributed by MLS Grid
• 2018-04-06 Sold (Public Records) — Public Records
• 2011-05-20 Sold (Public Records) — Public Records
• 2007-04-23 Sold (Public Records) $55,000 Public Records
• 2004-07-19 Sold (Public Records) — Public Records
• 1997-07-01 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $582 · +24.4% YoY. Source: county tax records.