9818 Jacobi Ave · Castle Point, MO 63136

$139,900

3 bd · 1.5 ba · 1,215 sqft · SingleFamily public records · 65 Days on market

Built 1923 0.90 ac lot Est $128k · 10% over

---

Why this score? — see what drove the D+ 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 +16.9/30.0
• Appreciation +6.9/10.0
• DSCR +5.3/10.0
• 1% rule +4.2/10.0
• Rent growth +3.7/5.0
• ARV discount +3.2/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

***Multiple Offers*** Highest and Best offer deadline is 1/8/2025 11:59:00 PM Mountain Time. 3 bedroom, 1.5 bath with 1 car garage on almost an acre lot. Property selling in AS IS condition. Submit offer on special sales contract with 3% earnest money or $1000 whichever is greater and proof of funds. No utilities to be turned on and seller to make no inspections or repairs. Buyer to verify schools and utilities. Property has to be on market 10 days before seller will review.

Key facts

• 0.9 acre lot
• Garage
• Built 1923

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (8.4% below list).
• Recommended offer: $128k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 12.9% in Castle Point — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 64/100 on livability (#313 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: amenities F, commute F, employment F.
• Riverview Gardens (suburban): math 2% / reading 9% proficiency, ranked #324 of 324 in MO (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Danforth Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 271 students, 99% FRL); Riverview Gardens Sr. High (math 2% / reading 18%, grade F, #501 of 521 statewide, top 97%, 1,331 students, 100% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($967 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $65k; list at $140k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,172 (8.4% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $127,575
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10217 Viscount Dr	0.73mi	3/2.0	1,205 (-1%)	2mo	$149,000	$124	61
2225 Kerwin Dr	0.58mi	3/1.0	1,135 (-7%)	2mo	$135,900	$120	59
9533 Winkler Dr	0.46mi	3/2.0	1,104 (-9%)	4mo	$144,900	$131	58
9701 Glen Owen Dr	0.57mi	3/1.5	1,120 (-8%)	3mo	$69,900	$62	58
2035 Sun Valley Dr	0.65mi	3/2.0	1,170 (-4%)	4mo	$68,900	$59	58
9922 Lanier Dr	0.65mi	3/1.0	1,159 (-5%)	5mo	$85,000	$73	56
10139 Edgefield Dr	0.68mi	3/2.0	1,140 (-6%)	0mo	$119,900	$105	56
2360 Chambers Rd	0.70mi	2/1.0 (-1)	1,168 (-4%)	1mo	$44,900	$38	53
10129 Ventura Dr	0.53mi	3/2.0	1,055 (-13%)	2mo	$129,900	$123	50
10115 Edgefield Dr	0.63mi	3/2.0	1,102 (-9%)	6mo	$139,900	$127	48
10159 Green Valley Dr	0.63mi	3/1.5	1,068 (-12%)	6mo	$7,000	$7	46
9939 Duke Dr	0.70mi	3/1.0	1,040 (-14%)	3mo	$102,000	$98	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.80×
• Total profit: $31,293
• Equity at exit: $69,221

10-year hold

• IRR: 15.5%
• Equity multiple: 3.56×
• Total profit: $100,106
• Equity at exit: $111,873

Cash invested: $39,172 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 376
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$734
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $93

Break-even live

Break-even rent $1,164

Max offer price $139,900

Occupancy floor 88%

Sensitivity live

Price	-10% $172	-5% $133	+0% $93	+5% $53	+10% $14
Rent	-10% $-8	-5% $42	+0% $93	+5% $144	+10% $194
Rate	-1.0pp $163	-0.5pp $129	base $93	+0.5pp $57	+1.0pp $20

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	25d	1	0.14mi
2155 Hecht Ave St. Louis, MO	1.0–2.0	1.0	673	$1,162	$1.73	0d	23	0.21mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	9d	1	0.29mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	45d	1	0.29mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	0d	1	0.29mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	16d	1	0.31mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	23d	1	0.32mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	45d	1	0.38mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	9d	1	0.44mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	45d	1	0.45mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	25d	1	0.47mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	25d	1	0.49mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	0d	1	0.51mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	25d	1	0.51mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	45d	1	0.51mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	4d	1	0.54mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	0.61mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	0.63mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	25d	1	0.64mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	45d	1	0.67mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	45d	1	0.71mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	25d	1	0.72mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	9d	1	0.73mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.74mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	45d	1	0.76mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.76mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	45d	1	0.79mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	25d	1	0.80mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	45d	1	0.82mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	9d	1	0.82mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	45d	1	0.86mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	25d	1	0.90mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	45d	1	0.92mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	45d	1	0.93mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	45d	1	0.94mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	13d	1	0.94mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	1251	$1,200	$0.96	0d	1	0.94mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	45d	1	0.95mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	25d	1	0.96mi
2974 Coppercreek Rd St. Louis, MO	1.0–2.0	1.0	705	$895	$1.27	0d	6	0.96mi

Listing history 30 events

1. 2026-06-21
   days on market $139,900 Active 65 DOM
2. 2026-06-18
   days on market $139,900 Active 62 DOM
3. 2026-06-17
   days on market $139,900 Active 61 DOM
4. 2026-06-16
   days on market $139,900 Active 60 DOM
5. 2026-06-15
   days on market $139,900 Active 59 DOM
6. 2026-06-13
   days on market $139,900 Active 57 DOM
7. 2026-06-13
   days on market $139,900 Active 56 DOM
8. 2026-06-09
   days on market $139,900 Active 53 DOM
9. 2026-06-08
   days on market $139,900 Active 52 DOM
10. 2026-06-07
    days on market $139,900 Active 51 DOM
11. 2026-06-05
    days on market $139,900 Active 48 DOM
12. 2026-06-03
    days on market $139,900 Active 47 DOM
13. 2026-06-02
    days on market $139,900 Active 46 DOM
14. 2026-06-02
    status $139,900 Active 45 DOM
15. 2026-04-16
    status Pending
16. 2026-03-08
    status Active
17. 2026-03-01
    status Pending
18. 2026-02-23
    listed $139,900 Active
19. 2026-02-18
    historical $139,900
20. 2025-08-21
    price $129,900
21. 2025-08-09
    price $135,000
22. 2025-07-26
    listed $140,000 Active
23. 2025-01-28
    soldstatus Closed 484-char remark

    Show marketing remark (484 chars)

    ***Multiple Offers*** Highest and Best offer deadline is 1/8/2025 11:59:00 PM Mountain Time. 3 bedroom, 1.5 bath with 1 car garage on almost an acre lot. Property selling in AS IS condition. Submit offer on special sales contract with 3% earnest money or $1000 whichever is greater and proof of funds. No utilities to be turned on and seller to make no inspections or repairs. Buyer to verify schools and utilities. Property has to be on market 10 days before seller will review.

24. 2025-01-15
    status Pending 484-char remark

    Show marketing remark (484 chars)

    ***Multiple Offers*** Highest and Best offer deadline is 1/8/2025 11:59:00 PM Mountain Time. 3 bedroom, 1.5 bath with 1 car garage on almost an acre lot. Property selling in AS IS condition. Submit offer on special sales contract with 3% earnest money or $1000 whichever is greater and proof of funds. No utilities to be turned on and seller to make no inspections or repairs. Buyer to verify schools and utilities. Property has to be on market 10 days before seller will review.

25. 2024-12-11
    price $29,500 484-char remark

    Show marketing remark (484 chars)

    ***Multiple Offers*** Highest and Best offer deadline is 1/8/2025 11:59:00 PM Mountain Time. 3 bedroom, 1.5 bath with 1 car garage on almost an acre lot. Property selling in AS IS condition. Submit offer on special sales contract with 3% earnest money or $1000 whichever is greater and proof of funds. No utilities to be turned on and seller to make no inspections or repairs. Buyer to verify schools and utilities. Property has to be on market 10 days before seller will review.

26. 2024-11-13
    price $37,500 484-char remark

    Show marketing remark (484 chars)

    ***Multiple Offers*** Highest and Best offer deadline is 1/8/2025 11:59:00 PM Mountain Time. 3 bedroom, 1.5 bath with 1 car garage on almost an acre lot. Property selling in AS IS condition. Submit offer on special sales contract with 3% earnest money or $1000 whichever is greater and proof of funds. No utilities to be turned on and seller to make no inspections or repairs. Buyer to verify schools and utilities. Property has to be on market 10 days before seller will review.

27. 2024-10-16
    price $42,500 484-char remark

    Show marketing remark (484 chars)

    ***Multiple Offers*** Highest and Best offer deadline is 1/8/2025 11:59:00 PM Mountain Time. 3 bedroom, 1.5 bath with 1 car garage on almost an acre lot. Property selling in AS IS condition. Submit offer on special sales contract with 3% earnest money or $1000 whichever is greater and proof of funds. No utilities to be turned on and seller to make no inspections or repairs. Buyer to verify schools and utilities. Property has to be on market 10 days before seller will review.

28. 2024-09-19
    price $52,500 484-char remark

    Show marketing remark (484 chars)

    ***Multiple Offers*** Highest and Best offer deadline is 1/8/2025 11:59:00 PM Mountain Time. 3 bedroom, 1.5 bath with 1 car garage on almost an acre lot. Property selling in AS IS condition. Submit offer on special sales contract with 3% earnest money or $1000 whichever is greater and proof of funds. No utilities to be turned on and seller to make no inspections or repairs. Buyer to verify schools and utilities. Property has to be on market 10 days before seller will review.

29. 2024-08-15
    listed $62,400 Active 484-char remark

    Show marketing remark (484 chars)

    ***Multiple Offers*** Highest and Best offer deadline is 1/8/2025 11:59:00 PM Mountain Time. 3 bedroom, 1.5 bath with 1 car garage on almost an acre lot. Property selling in AS IS condition. Submit offer on special sales contract with 3% earnest money or $1000 whichever is greater and proof of funds. No utilities to be turned on and seller to make no inspections or repairs. Buyer to verify schools and utilities. Property has to be on market 10 days before seller will review.

30. 2005-09-20
    soldstatus $65,000

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $1,532 · $128/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 1/10 Low
• 🌡 Heat 5/10 Major 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,381
• − Mortgage interest: −$7,837
• − Property taxes: −$1,532
• − Insurance: −$700
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$4,070
• Taxable loss: −$1,218
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $1,408/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: Riverview Gardens
• NCES district ID: 2926670
• Math proficiency: 2% ▼ -6.00%
• Reading proficiency: 9% ▼ -6.00%
• Median HH income: $32,759
• Composite: 4.22/100
• National rank: #10058
• State rank: #324 of 324 in MO

Livability — Castle Point

• Score: 64/100
• State rank: #313
• US rank: #14373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• Metro: St. Louis, MO-IL
• 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

+115.2% since first listed

16 events — show timeline

• 2026-04-16 Pending — MARIS as Distributed by MLS Grid
• 2026-03-08 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-01 Pending — MARIS as Distributed by MLS Grid
• 2026-02-23 Listed $139,900 MARIS as Distributed by MLS Grid
• 2026-02-18 Coming Soon $139,900 MARIS as Distributed by MLS Grid
• 2025-08-21 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2025-08-09 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2025-07-26 Listed $140,000 MARIS as Distributed by MLS Grid
• 2025-01-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-01-15 Pending — MARIS as Distributed by MLS Grid
• 2024-12-11 Price Changed $29,500 MARIS as Distributed by MLS Grid
• 2024-11-13 Price Changed $37,500 MARIS as Distributed by MLS Grid
• 2024-10-16 Price Changed $42,500 MARIS as Distributed by MLS Grid
• 2024-09-19 Price Changed $52,500 MARIS as Distributed by MLS Grid
• 2024-08-15 Listed $62,400 MARIS as Distributed by MLS Grid
• 2005-09-20 Sold (Public Records) $65,000 Public Records

Property tax history

+2.9%/yr

Latest (2022): $1,532 · +0.4% YoY. Source: county tax records.