306 Field St · Park Hills, MO 63601

$109,000

3 bd · 1.0 ba · 1,286 sqft · Other public records · 16 Days on market

Built 1920 10,846 sqft lot $85/sqft · 30% below area Est $155k · 30% under ↓ 18% since listing

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home featuring a welcoming covered front porch, low-maintenance vinyl siding, and a durable metal roof. Step inside to a spacious kitchen and dining room combo with beautiful original hardwood floors that add warmth and character. This home offers comfortable living with classic charm and plenty of potential to make it your own.

Key facts

• Covered front porch
• Metal roof
• Spacious kitchen

Tags

• COVERED FRONT PORCH
• VINYL SIDING
• METAL ROOF
• SPACIOUS KITCHEN
• DINING ROOM COMBO
• ORIGINAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $109k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.7% in Park Hills — 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 58/100 on livability (#585 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: schools D, amenities F, commute F.
• Central R-III (town): math 36% / reading 45% proficiency, ranked #150 of 324 in MO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 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 $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.07% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $155,103
• List price: $109,000
• Delta: -25.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,330
• Equity at exit: $16,252

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $19,775
• Equity at exit: $9,424

Cash invested: $30,520 (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 63601

• Home prices YoY: -2.6%
• Active inventory: 73
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $257

Break-even live

Break-even rent $845

Max offer price $109,000

Occupancy floor 73%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $109,000 Active 16 DOM
2. 2026-06-17
   days on market $109,000 Active 15 DOM
3. 2026-06-16
   days on market $109,000 Active 14 DOM
4. 2026-06-15
   days on market $109,000 Active 13 DOM
5. 2026-06-13
   days on market $109,000 Active 11 DOM
6. 2026-06-12
   days on market $109,000 Active 10 DOM
7. 2026-06-09
   days on market $109,000 Active 7 DOM
8. 2026-06-08
   days on market $109,000 Active 6 DOM
9. 2026-06-07
   days on market $109,000 Active 5 DOM
10. 2026-06-05
    days on market $109,000 Active 3 DOM
11. 2026-06-03
    pricedays on marketlisting id $109,000 Active 1 DOM
12. 2026-05-18
    price $114,900 357-char remark

    Show marketing remark (357 chars)

    Charming 2-bedroom, 1-bath home featuring a welcoming covered front porch, low-maintenance vinyl siding, and a durable metal roof. Step inside to a spacious kitchen and dining room combo with beautiful original hardwood floors that add warmth and character. This home offers comfortable living with classic charm and plenty of potential to make it your own.

13. 2026-05-06
    status Active 357-char remark

    Show marketing remark (357 chars)

    Charming 2-bedroom, 1-bath home featuring a welcoming covered front porch, low-maintenance vinyl siding, and a durable metal roof. Step inside to a spacious kitchen and dining room combo with beautiful original hardwood floors that add warmth and character. This home offers comfortable living with classic charm and plenty of potential to make it your own.

14. 2026-04-24
    historical Active Under Contract 357-char remark

    Show marketing remark (357 chars)

    Charming 2-bedroom, 1-bath home featuring a welcoming covered front porch, low-maintenance vinyl siding, and a durable metal roof. Step inside to a spacious kitchen and dining room combo with beautiful original hardwood floors that add warmth and character. This home offers comfortable living with classic charm and plenty of potential to make it your own.

15. 2026-04-20
    price $124,900 357-char remark

    Show marketing remark (357 chars)

    Charming 2-bedroom, 1-bath home featuring a welcoming covered front porch, low-maintenance vinyl siding, and a durable metal roof. Step inside to a spacious kitchen and dining room combo with beautiful original hardwood floors that add warmth and character. This home offers comfortable living with classic charm and plenty of potential to make it your own.

16. 2026-04-06
    price $129,900 357-char remark

    Show marketing remark (357 chars)

    Charming 2-bedroom, 1-bath home featuring a welcoming covered front porch, low-maintenance vinyl siding, and a durable metal roof. Step inside to a spacious kitchen and dining room combo with beautiful original hardwood floors that add warmth and character. This home offers comfortable living with classic charm and plenty of potential to make it your own.

17. 2026-03-09
    listed $139,900 Active 357-char remark

    Show marketing remark (357 chars)

    Charming 2-bedroom, 1-bath home featuring a welcoming covered front porch, low-maintenance vinyl siding, and a durable metal roof. Step inside to a spacious kitchen and dining room combo with beautiful original hardwood floors that add warmth and character. This home offers comfortable living with classic charm and plenty of potential to make it your own.

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$453/yr (+$38/mo · 74.9%)

ⓘ 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 ≥104°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: $14,041
• − Mortgage interest: −$6,106
• − Property taxes: −$605
• − Insurance: −$545
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$3,171
• Taxable income: $1,369
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $2,755/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: Central R-III
• NCES district ID: 2929170
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,745
• Composite: 33.61/100
• National rank: #5410
• State rank: #150 of 324 in MO

Livability — Park Hills

• Score: 58/100
• State rank: #585
• US rank: #20779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Hills, MO
• Population (ZIP): 16,434

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 2%
• Foreign-born: 0%

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: ▼ -7.30%
• Current HPI: 278.5365
• 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

-17.9% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $114,900 MARIS as Distributed by MLS Grid
• 2026-05-06 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-24 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-20 Price Changed $124,900 MARIS as Distributed by MLS Grid
• 2026-04-06 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2026-03-09 Listed $139,900 MARIS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $605 · +8.6% YoY. Source: county tax records.