135 Holdinghausen Dr · Crystal City, MO 63019

$195,000

3 bd · 1.5 ba · 1,076 sqft · Other public records · 4 Days on market

Built 1965 6,098 sqft lot

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

STOP SCROLLING because this is the kind of home buyers have been waiting for this year! This charming home brings all the cozy vibes with bright natural light, fresh neutral tones, updated spaces, and a layout that just "feels good" the second you walk in. From the manicured yard to the stylish kitchen, refreshed bathroom, new carpet, large family room, and ideal backyard. Whether you’re a first-time buyer, downsizing, or just tired of seeing overpriced projects this is the one that makes homeownership feel possible again. The only thing missing is YOU, reach out, or at least call your agent to schedule a showing!!

Key facts

• 6,098 sq ft lot
• Built 1965
• Listed 4 days

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence
• Financial info: No second mortgage reported

Exterior

• Utilities: Public water; Public sewer; Electricity (220 volts) with electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence; One-story house; Private ownership
• Construction: Vinyl siding; Above-grade finished living area reported (Assessor); Structure type: House; Levels: One
• Exterior features: Deck; Patio; Back yard and front yard; Level lot; Concrete road access; Outbuilding, shed(s), and storage

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Main-level living room; Family room on the main level; No basement
• Laundry & utility: Laundry located in the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 9.7% vs local median 3.1% in Crystal City — 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 71/100 on livability (#119 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F.
• Crystal City 47 (suburban): math 31% / reading 54% proficiency, ranked #113 of 324 in MO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crystal City Elem. (math 32% / reading 52%, grade F, #481 of 1,115 statewide, top 46%, 318 students, 50% FRL); Crystal City High (math 27% / reading 57%, grade F, #218 of 521 statewide, top 45%, 224 students, 42% FRL).
• Market conditions: 17 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $195k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.13% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.26%
• DSCR: 1.55
• GRM: 7.4

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,846
• Equity at exit: $29,075

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $48,796
• Equity at exit: $16,860

Cash invested: $54,600 (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 63019

• Home prices YoY: -28.1%
• Active inventory: 17
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,199 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $558

Break-even live

Break-even rent $1,493

Max offer price $195,000

Occupancy floor 70%

Sensitivity live

Price	-10% $668	-5% $613	+0% $558	+5% $502	+10% $447
Rent	-10% $384	-5% $471	+0% $558	+5% $644	+10% $731
Rate	-1.0pp $656	-0.5pp $607	base $558	+0.5pp $507	+1.0pp $456

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Doctrine Dr Festus, MO	3.0	2.0	1350	$2,199	$1.63	22d	1	0.96mi

Listing history 3 events

1. 2026-05-16
   historical $195,000
2. 2005-08-31
   soldstatus
3. 1999-03-08
   soldstatus $52,000

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$983/yr (+$82/mo · 108.1%)

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 19 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: $26,388
• − Mortgage interest: −$10,923
• − Property taxes: −$909
• − Insurance: −$975
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − Depreciation: −$5,673
• Taxable income: $3,686
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $5,807/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: Crystal City 47
• NCES district ID: 2910380
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $50,257
• Composite: 36.5/100
• National rank: #4649
• State rank: #113 of 324 in MO

Livability — Crystal City

• Score: 71/100
• State rank: #119
• US rank: #7294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal City, MO
• City population: 4,490
• Population (ZIP): 4,490

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 (86%)
• Race & ethnicity: White 86% Two or more races 9% Black 4%
• Common ancestry: Lithuanian 9% Serbian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 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: ▼ -84.19%
• Current HPI: 215.1127
• 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

+275.0% since first listed

3 events — show timeline

• 2026-05-16 Coming Soon $195,000 MARIS as Distributed by MLS Grid
• 2005-08-31 Sold (Public Records) — Public Records
• 1999-03-08 Sold (Public Records) $52,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $909 · +6.8% YoY. Source: county tax records.