6748 Old State Route 21 · Barnhart, MO 63012

$189,900

3 bd · 2.0 ba · 2,039 sqft · Other · 4 Days on market

Built 1955 0.59 ac 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This rambling ranch home on .59 ac is unique. It has several additions and enclosures making it 2039 sq ft and it has a style all to it's own. The original house is very rustic with knotty pine paneling on the walls and ceiling. Hardwood floors and that FP in the kitchen/dining area is a classic feature. It certainly gives you that cabin/rustic feeling inside.

Key facts

• 0.59 acre lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Two parking spaces total; One-car garage; One-car carport
• Utilities: Public water; Septic tank; Electricity connected (single phase); Water connected
• Home design: Single-family attached house; One level
• Construction: Aluminum siding; Board & batten siding
• Exterior features: Back yard; Cleared lot; Gentle sloping terrain; Chain link fencing; Panel and storm doors; Shed(s)

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Garbage disposal; Microwave; Built-in electric range
• Bedrooms: Three bedrooms on the main level (18x13; 13x12; 11x11)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Updated/remodeled interior; Fireplace in kitchen
• Laundry & utility: Inside laundry with washer hookup; Utility room (15x11)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.2% vs local median 5.1% in Barnhart — 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 64/100 on livability (#299 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Fox C-6 (suburban): math 35% / reading 50% proficiency, ranked #103 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Antonia Elem. (math 43% / reading 56%, grade D, #284 of 1,115 statewide, top 30%, 482 students, 23% FRL); Seckman Sr. High (math 22% / reading 64%, grade F, #211 of 521 statewide, top 41%, 1,793 students, 18% FRL).
• Market conditions: 32 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1955 — 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. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.3

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-11,454
• Equity at exit: $28,315

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $14,785
• Equity at exit: $16,419

Cash invested: $53,172 (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 63012

• Active inventory: 32
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $304

Break-even live

Break-even rent $1,515

Max offer price $189,900

Occupancy floor 79%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5591 Old State Route 21 House Springs, MO	3.0	2.0	1664	$1,900	$1.14	1d	1	0.88mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $189,900 Pending 4 DOM
2. 2026-06-03
   statusdays on market $189,900 Active 1 DOM
3. 2026-06-02
   days on market $189,900 Coming Soon 6 DOM
4. 2026-06-01
   days on market $189,900 Coming Soon 5 DOM
5. 2026-05-31
   days on market $189,900 Coming Soon 4 DOM
6. 2026-05-27
   historical $189,900
7. 2026-03-13
   soldstatus Closed 367-char remark

   Show marketing remark (367 chars)

   This rambling ranch home on .59 ac is unique. It has several additions and enclosures making it 2039 sq ft and it has a style all to it's own. The original house is very rustic with knotty pine paneling on the walls and ceiling. Hardwood floors and that FP in the kitchen/dining area is a classic feature. It certainly gives you that cabin/rustic feeling inside.

8. 2026-02-11
   status Pending 367-char remark

   Show marketing remark (367 chars)

   This rambling ranch home on .59 ac is unique. It has several additions and enclosures making it 2039 sq ft and it has a style all to it's own. The original house is very rustic with knotty pine paneling on the walls and ceiling. Hardwood floors and that FP in the kitchen/dining area is a classic feature. It certainly gives you that cabin/rustic feeling inside.

9. 2026-02-05
   historical Active Under Contract 367-char remark

   Show marketing remark (367 chars)

   This rambling ranch home on .59 ac is unique. It has several additions and enclosures making it 2039 sq ft and it has a style all to it's own. The original house is very rustic with knotty pine paneling on the walls and ceiling. Hardwood floors and that FP in the kitchen/dining area is a classic feature. It certainly gives you that cabin/rustic feeling inside.

10. 2026-01-27
    price $79,648 367-char remark

    Show marketing remark (367 chars)

    This rambling ranch home on .59 ac is unique. It has several additions and enclosures making it 2039 sq ft and it has a style all to it's own. The original house is very rustic with knotty pine paneling on the walls and ceiling. Hardwood floors and that FP in the kitchen/dining area is a classic feature. It certainly gives you that cabin/rustic feeling inside.

11. 2025-12-04
    price $84,626 367-char remark

    Show marketing remark (367 chars)

    This rambling ranch home on .59 ac is unique. It has several additions and enclosures making it 2039 sq ft and it has a style all to it's own. The original house is very rustic with knotty pine paneling on the walls and ceiling. Hardwood floors and that FP in the kitchen/dining area is a classic feature. It certainly gives you that cabin/rustic feeling inside.

12. 2025-11-04
    price $89,604 367-char remark

    Show marketing remark (367 chars)

    This rambling ranch home on .59 ac is unique. It has several additions and enclosures making it 2039 sq ft and it has a style all to it's own. The original house is very rustic with knotty pine paneling on the walls and ceiling. Hardwood floors and that FP in the kitchen/dining area is a classic feature. It certainly gives you that cabin/rustic feeling inside.

13. 2025-10-05
    price $94,582 367-char remark

    Show marketing remark (367 chars)

    This rambling ranch home on .59 ac is unique. It has several additions and enclosures making it 2039 sq ft and it has a style all to it's own. The original house is very rustic with knotty pine paneling on the walls and ceiling. Hardwood floors and that FP in the kitchen/dining area is a classic feature. It certainly gives you that cabin/rustic feeling inside.

14. 2025-09-05
    listed $99,560 Active 367-char remark

    Show marketing remark (367 chars)

    This rambling ranch home on .59 ac is unique. It has several additions and enclosures making it 2039 sq ft and it has a style all to it's own. The original house is very rustic with knotty pine paneling on the walls and ceiling. Hardwood floors and that FP in the kitchen/dining area is a classic feature. It certainly gives you that cabin/rustic feeling inside.

15. 2025-09-03
    historical $99,560 367-char remark

    Show marketing remark (367 chars)

    This rambling ranch home on .59 ac is unique. It has several additions and enclosures making it 2039 sq ft and it has a style all to it's own. The original house is very rustic with knotty pine paneling on the walls and ceiling. Hardwood floors and that FP in the kitchen/dining area is a classic feature. It certainly gives you that cabin/rustic feeling inside.

16. 2010-12-27
    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: $1,464 · $122/mo
• Projected year-2 tax: $1,842 · $154/mo
• Expected delta: +$378/yr (+$31/mo · 25.8%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$10,637
• − Property taxes: −$1,464
• − Insurance: −$950
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,524
• Taxable income: $576
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $3,509/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: Fox C-6
• NCES district ID: 2912300
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $60,849
• Composite: 37.54/100
• National rank: #4392
• State rank: #103 of 324 in MO

Livability — Barnhart

• Score: 64/100
• State rank: #299
• US rank: #13769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,977

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 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Romanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% French/Haitian/Cajun 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: ▼ -194.07%
• Current HPI: 204.4918
• 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

+90.7% since first listed

11 events — show timeline

• 2026-05-27 Coming Soon $189,900 MARIS as Distributed by MLS Grid
• 2026-03-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-02-11 Pending — MARIS as Distributed by MLS Grid
• 2026-02-05 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-27 Price Changed $79,648 MARIS as Distributed by MLS Grid
• 2025-12-04 Price Changed $84,626 MARIS as Distributed by MLS Grid
• 2025-11-04 Price Changed $89,604 MARIS as Distributed by MLS Grid
• 2025-10-05 Price Changed $94,582 MARIS as Distributed by MLS Grid
• 2025-09-05 Listed $99,560 MARIS as Distributed by MLS Grid
• 2025-09-03 Coming Soon $99,560 MARIS as Distributed by MLS Grid
• 2010-12-27 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2024): $1,464 · -0.1% YoY. Source: county tax records.