516 N Mill St · Festus, MO 63028

$179,900

3 bd · 1.0 ba · 1,200 sqft · Other public records · 22 Days on market

Built 1939 8,973 sqft lot

---

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 +14.5/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.4/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated 1 ½ story home in the heart of Festus! Recently updated with new windows, roof, siding, gutters, and flooring, this home is move-in ready. The main floor offers a spacious living room, an eat-in kitchen, main-floor laundry, two bedrooms, two full bathrooms, and a bonus room perfect for a home office. Upstairs, you'll find two additional bedrooms, a half bath, and a large storage room. Step outside to enjoy the covered front porch, private back patio, and fenced yard—perfect for relaxing or entertaining. With a two-car attached garage and proximity to two nearby parks/kid areas, this home combines convenience and charm. Schedule your showing today to see all this property has to offer!

Key facts

• Level yard
• Wood floors
• Tall ceilings

Tags

• WOOD FLOORS
• TALL CEILINGS
• OVERSIZED WINDOWS
• UPDATED KITCHEN
• CENTER ISLAND
• LEVEL YARD

Property features AI

Finance

• Other: Property listed as Residential / Single Family Residence; Lease not considered
• Financial info: Annual tax information available (taxes listed in source data)

Exterior

• Utilities: Public water; Public sewer; Electricity connected (Ameren); Natural gas connected
• Home design: Single-family residence; One story
• Construction: Frame construction with vinyl siding; Has basement
• Exterior features: Covered front porch; Patio; Back yard; Front yard; Corner lot with a few trees

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cellar (unfinished basement); Ceramic tile and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $38 ($460/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 $149k (17.3% below list).
• Recommended offer: $149k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.6% in Festus — 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 68/100 on livability (#182 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Festus R-VI (suburban): math 55% / reading 64% proficiency, ranked #16 of 324 in MO (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Festus Elem. (math 73% / reading 73%, grade A, #16 of 1,115 statewide, top 2%, 1,039 students, 36% FRL); Festus Intermediate (math 57% / reading 65%, grade B+, #17 of 391 statewide, top 5%, 745 students, 40% FRL); Festus Sr. High (math 37% / reading 60%, grade D, #147 of 521 statewide, top 29%, 979 students, 36% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 173 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $148,812 (17.3% below list)

Questions for the listing agent

1. Built in 1939 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 10.1

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-26,754
• Equity at exit: $26,824

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-20,329
• Equity at exit: $15,554

Cash invested: $50,372 (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 63028

• Home prices YoY: -29.9%
• Active inventory: 173
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$943
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $38

Break-even live

Break-even rent $1,440

Max offer price $179,900

Occupancy floor 92%

Sensitivity live

Price	-10% $140	-5% $89	+0% $38	+5% $-13	+10% $-64
Rent	-10% $-79	-5% $-20	+0% $38	+5% $97	+10% $156
Rate	-1.0pp $129	-0.5pp $84	base $38	+0.5pp $-8	+1.0pp $-56

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Ozark Dr Crystal City, MO	3.0	1.0	1064	$1,500	$1.41	25d	1	0.51mi
535 S Adams St Festus, MO	2.0	1.0	977	$1,300	$1.33	0d	1	0.72mi
102 Doctrine Dr Festus, MO	3.0	2.0	1350	$2,199	$1.63	23d	1	0.91mi
1107 Patriot Dr Festus, MO	1.0–2.0	1.0–2.0	1025	$1,650	$1.61	25d	1	1.31mi
986 American Legion Dr Festus, MO	2.0	2.0	1100	$1,650	$1.50	25d	1	1.38mi
1 N Oak Knoll Dr Unit 1-28 Festus, MO	3.0	1.0	970	$1,050	$1.08	25d	1	1.41mi
1 N Oak Knoll Dr Unit 1-27 Festus, MO	2.0	1.0	799	$950	$1.19	25d	1	1.44mi
1 N Oak Knoll Dr Unit 1-84 Festus, MO	2.0	1.0	799	$1,025	$1.28	25d	1	1.44mi

Listing history 30 events

1. 2026-06-09
   days on market $179,900 Active 22 DOM
2. 2026-06-08
   days on market $179,900 Active 21 DOM
3. 2026-06-07
   days on market $179,900 Active 20 DOM
4. 2026-06-07
   days on market $179,900 Active 19 DOM
5. 2026-06-04
   days on market $179,900 Active 16 DOM
6. 2026-06-02
   days on market $179,900 Active 15 DOM
7. 2026-06-01
   days on market $179,900 Active 14 DOM
8. 2026-05-31
   days on market $179,900 Active 13 DOM
9. 2026-05-18
   listed $179,900 Active
10. 2025-04-02
    soldstatus
11. 2025-03-19
    soldstatus Closed 745-char remark

    Show marketing remark (745 chars)

    Welcome to this beautifully renovated 1 ½ story home in the heart of Festus! Recently updated with new windows, roof, siding, gutters, and flooring, this home is move-in ready. The main floor offers a spacious living room, an eat-in kitchen, main-floor laundry, two bedrooms, two full bathrooms, and a bonus room perfect for a home office. Upstairs, you'll find two additional bedrooms, a half bath, and a large storage room. Step outside to enjoy the covered front porch, private back patio, and fenced yard—perfect for relaxing or entertaining. With a two-car attached garage and proximity to two nearby parks/kid areas, this home combines convenience and charm. Schedule your showing today to see all this property has to offer!

12. 2025-02-04
    status Pending 745-char remark

    Show marketing remark (745 chars)

    Welcome to this beautifully renovated 1 ½ story home in the heart of Festus! Recently updated with new windows, roof, siding, gutters, and flooring, this home is move-in ready. The main floor offers a spacious living room, an eat-in kitchen, main-floor laundry, two bedrooms, two full bathrooms, and a bonus room perfect for a home office. Upstairs, you'll find two additional bedrooms, a half bath, and a large storage room. Step outside to enjoy the covered front porch, private back patio, and fenced yard—perfect for relaxing or entertaining. With a two-car attached garage and proximity to two nearby parks/kid areas, this home combines convenience and charm. Schedule your showing today to see all this property has to offer!

13. 2025-01-31
    listed $249,900 Active 745-char remark

    Show marketing remark (745 chars)

    Welcome to this beautifully renovated 1 ½ story home in the heart of Festus! Recently updated with new windows, roof, siding, gutters, and flooring, this home is move-in ready. The main floor offers a spacious living room, an eat-in kitchen, main-floor laundry, two bedrooms, two full bathrooms, and a bonus room perfect for a home office. Upstairs, you'll find two additional bedrooms, a half bath, and a large storage room. Step outside to enjoy the covered front porch, private back patio, and fenced yard—perfect for relaxing or entertaining. With a two-car attached garage and proximity to two nearby parks/kid areas, this home combines convenience and charm. Schedule your showing today to see all this property has to offer!

14. 2025-01-27
    historical $249,900 745-char remark

    Show marketing remark (745 chars)

    Welcome to this beautifully renovated 1 ½ story home in the heart of Festus! Recently updated with new windows, roof, siding, gutters, and flooring, this home is move-in ready. The main floor offers a spacious living room, an eat-in kitchen, main-floor laundry, two bedrooms, two full bathrooms, and a bonus room perfect for a home office. Upstairs, you'll find two additional bedrooms, a half bath, and a large storage room. Step outside to enjoy the covered front porch, private back patio, and fenced yard—perfect for relaxing or entertaining. With a two-car attached garage and proximity to two nearby parks/kid areas, this home combines convenience and charm. Schedule your showing today to see all this property has to offer!

15. 2023-12-29
    soldstatus
16. 2023-12-18
    soldstatus Closed 530-char remark

    Show marketing remark (530 chars)

    Check out this Beautiful Renovated Home in the Heart of Festus! This 1 1/2 story home has been fully renovated! This home features main floor laundry, a large living room, an eat in kitchen, Two Full bathrooms, and Two bedrooms on the main level with and extra room for a study/office. Upstairs you will find 1/2 bath, Two additional bedroom, and a Large storage room. This home has many updates including NEW windows, roof, siding, gutters, flooring, and a Large covered front porch! Check it out today before it's gone tomorrow!

17. 2023-11-20
    status Pending 530-char remark

    Show marketing remark (530 chars)

    Check out this Beautiful Renovated Home in the Heart of Festus! This 1 1/2 story home has been fully renovated! This home features main floor laundry, a large living room, an eat in kitchen, Two Full bathrooms, and Two bedrooms on the main level with and extra room for a study/office. Upstairs you will find 1/2 bath, Two additional bedroom, and a Large storage room. This home has many updates including NEW windows, roof, siding, gutters, flooring, and a Large covered front porch! Check it out today before it's gone tomorrow!

18. 2023-11-11
    historical Active Under Contract 530-char remark

    Show marketing remark (530 chars)

    Check out this Beautiful Renovated Home in the Heart of Festus! This 1 1/2 story home has been fully renovated! This home features main floor laundry, a large living room, an eat in kitchen, Two Full bathrooms, and Two bedrooms on the main level with and extra room for a study/office. Upstairs you will find 1/2 bath, Two additional bedroom, and a Large storage room. This home has many updates including NEW windows, roof, siding, gutters, flooring, and a Large covered front porch! Check it out today before it's gone tomorrow!

19. 2023-10-23
    price $224,900 530-char remark

    Show marketing remark (530 chars)

    Check out this Beautiful Renovated Home in the Heart of Festus! This 1 1/2 story home has been fully renovated! This home features main floor laundry, a large living room, an eat in kitchen, Two Full bathrooms, and Two bedrooms on the main level with and extra room for a study/office. Upstairs you will find 1/2 bath, Two additional bedroom, and a Large storage room. This home has many updates including NEW windows, roof, siding, gutters, flooring, and a Large covered front porch! Check it out today before it's gone tomorrow!

20. 2023-10-13
    listed $239,900 Active 530-char remark

    Show marketing remark (530 chars)

    Check out this Beautiful Renovated Home in the Heart of Festus! This 1 1/2 story home has been fully renovated! This home features main floor laundry, a large living room, an eat in kitchen, Two Full bathrooms, and Two bedrooms on the main level with and extra room for a study/office. Upstairs you will find 1/2 bath, Two additional bedroom, and a Large storage room. This home has many updates including NEW windows, roof, siding, gutters, flooring, and a Large covered front porch! Check it out today before it's gone tomorrow!

21. 2023-10-07
    historical $239,900 530-char remark

    Show marketing remark (530 chars)

    Check out this Beautiful Renovated Home in the Heart of Festus! This 1 1/2 story home has been fully renovated! This home features main floor laundry, a large living room, an eat in kitchen, Two Full bathrooms, and Two bedrooms on the main level with and extra room for a study/office. Upstairs you will find 1/2 bath, Two additional bedroom, and a Large storage room. This home has many updates including NEW windows, roof, siding, gutters, flooring, and a Large covered front porch! Check it out today before it's gone tomorrow!

22. 2016-09-21
    historical
23. 2016-09-06
    price $109,900
24. 2016-08-08
    listed $113,900 Active
25. 2014-11-20
    soldstatus
26. 2014-11-14
    soldstatus
27. 2014-07-11
    listed $89,900
28. 2014-03-26
    soldstatus
29. 2014-02-06
    listed $29,900
30. 2006-03-29
    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: $1,427 · $119/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$318/yr (+$26/mo · 22.3%)

ⓘ 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 ≥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: $17,857
• − Mortgage interest: −$10,077
• − Property taxes: −$1,427
• − Insurance: −$900
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$5,233
• Taxable loss: −$2,637
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $1,093/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: Festus R-VI
• NCES district ID: 2912030
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $51,632
• Composite: 50.79/100
• National rank: #1808
• State rank: #16 of 324 in MO

Livability — Festus

• Score: 68/100
• State rank: #182
• US rank: #9543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Festus, MO
• Population (ZIP): 27,913

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 6% Slovak 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▼ -93.59%
• Current HPI: 219.9705
• 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

+501.7% since first listed

22 events — show timeline

• 2026-05-18 Listed $179,900 MARIS as Distributed by MLS Grid
• 2025-04-02 Sold (Public Records) — Public Records
• 2025-03-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-02-04 Pending — MARIS as Distributed by MLS Grid
• 2025-01-31 Listed $249,900 MARIS as Distributed by MLS Grid
• 2025-01-27 Coming Soon $249,900 MARIS as Distributed by MLS Grid
• 2023-12-29 Sold (Public Records) — Public Records
• 2023-12-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-11-20 Pending — MARIS as Distributed by MLS Grid
• 2023-11-11 Contingent — MARIS as Distributed by MLS Grid
• 2023-10-23 Price Changed $224,900 MARIS as Distributed by MLS Grid
• 2023-10-13 Listed $239,900 MARIS as Distributed by MLS Grid
• 2023-10-07 Coming Soon $239,900 MARIS as Distributed by MLS Grid
• 2016-09-21 Delisted — MARIS as Distributed by MLS Grid
• 2016-09-06 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2016-08-08 Listed $113,900 MARIS as Distributed by MLS Grid
• 2014-11-20 Sold (Public Records) — Public Records
• 2014-11-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-07-11 Listed $89,900 MARIS as Distributed by MLS Grid
• 2014-03-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-02-06 Listed $29,900 MARIS as Distributed by MLS Grid
• 2006-03-29 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,427 · +5.5% YoY. Source: county tax records.