306 S Long St · Bonne Terre, MO 63628

$139,900

3 bd · 1.0 ba · 1,599 sqft · Other public records · 64 Days on market

Built 1900 9,757 sqft lot

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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
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.5/10.0
• 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 MLS

Charming 2 bedroom 1 bath home with very tall ceilings and wood floors. Spacious rooms, dining room and living room are connected making it a great place to entertain.

Key facts

• 10 ceilings
• Built ins
• Natural light

Tags

• CORNER LOT
• ORIGINAL WOOD FLOORS
• 10 CEILINGS
• BUILT INS
• LOTS OF WINDOWS
• NATURAL LIGHT

Property features AI

Finance

• Other: No home warranty
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One-level home
• Construction: Vinyl siding
• Exterior features: Corner lot; Lot dimensions approximately 112x84x113x89

Interior

• Kitchen: Kitchen (Main) 13x10
• Bedrooms: 3 bedrooms, all on the main level; Bedroom 1 (Main) 15x13; Bedroom 2 (Main) 13x13; Bedroom 3 (Main) 18x13
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 7 total rooms; Living room (Main) 19x15; Dining room (Main) 12x15; Den (Main) 14x7

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $91 ($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 $119k (14.9% below list).
• Recommended offer: $119k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 County Parkside Elem. (math 29% / reading 40%, grade F, #676 of 1,115 statewide, top 66%, 367 students, 62% FRL); North Co. Middle (math 23% / reading 39%, grade F, #279 of 391 statewide, top 72%, 396 students, 51% FRL); North Co. Sr. High (math 25% / reading 56%, grade F, #240 of 521 statewide, top 46%, 873 students, 48% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 129 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,084 (14.9% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 0.85% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 9.8

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-16,927
• Equity at exit: $20,860

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-7,495
• Equity at exit: $12,096

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 63628

• Home prices YoY: -7.2%
• Active inventory: 129
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $91

Break-even live

Break-even rent $1,076

Max offer price $139,900

Occupancy floor 87%

Sensitivity live

Price	-10% $170	-5% $131	+0% $91	+5% $51	+10% $12
Rent	-10% $-3	-5% $44	+0% $91	+5% $138	+10% $185
Rate	-1.0pp $161	-0.5pp $127	base $91	+0.5pp $55	+1.0pp $18

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: —

Listing history 12 events

1. 2026-04-24
   status Active
2. 2026-03-23
   status Pending
3. 2026-03-23
   price $139,900
4. 2026-03-04
   status Active
5. 2026-02-25
   status Pending
6. 2026-02-24
   status Active
7. 2026-02-19
   status Pending
8. 2026-02-07
   listed $129,900 Active
9. 2016-10-14
   listed $19,900 168-char remark

   Show marketing remark (168 chars)

   Charming 2 bedroom 1 bath home with very tall ceilings and wood floors. Spacious rooms, dining room and living room are connected making it a great place to entertain.

10. 2016-10-07
    soldstatus Closed 168-char remark

    Show marketing remark (168 chars)

    Charming 2 bedroom 1 bath home with very tall ceilings and wood floors. Spacious rooms, dining room and living room are connected making it a great place to entertain.

11. 2016-08-05
    price $19,900
12. 2016-06-28
    price $29,900

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$663/yr (+$55/mo · 95.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $14,290
• − Mortgage interest: −$7,837
• − Property taxes: −$694
• − Insurance: −$700
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$4,070
• Taxable loss: −$1,296
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $1,403/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

+367.9% since first listed

12 events — show timeline

• 2026-04-24 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-23 Pending — MARIS as Distributed by MLS Grid
• 2026-03-23 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2026-03-04 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-25 Pending — MARIS as Distributed by MLS Grid
• 2026-02-24 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-19 Pending — MARIS as Distributed by MLS Grid
• 2026-02-07 Listed $129,900 MARIS as Distributed by MLS Grid
• 2016-10-14 Listed $19,900 MARIS as Distributed by MLS Grid
• 2016-10-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-08-05 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2016-06-28 Price Changed $29,900 MARIS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $694 · +10.6% YoY. Source: county tax records.