6185 Summerset Dr · Byrnes Mill, MO 63051

$135,900

3 bd · 2.0 ba · 1,080 sqft · Other public records · 44 Days on market

Built 1985 7,405 sqft lot $126/sqft · at area comps Est $134k · at est. $10/mo HOA · 1% of rent

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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 +18.7/30.0
• ARV discount +6.9/15.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For comp purposes only

Key facts

• Shed
• Washer and dryer
• Fenced

Tags

• ELECTRIC STOVE
• REFRIGERATOR
• WASHER AND DRYER
• BEAUTIFUL LOT
• SHED
• FENCED

Property features AI

Finance

• Other: Private ownership; Lease not considered
• HOA & community: Woodbridge community with a $10 monthly association fee (amenities listed as none)

Exterior

• Parking: Driveway parking; Total parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected
• Home design: Manufactured home (attached); Single-story
• Construction: Vinyl siding; Other foundation
• Exterior features: Back yard; Chain link fenced yard; Shed(s); Deck

Interior

• Kitchen: Free-standing electric range; Refrigerator; Pantry
• Bedrooms: Three bedrooms — all on the main level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Pantry; Bathrooms; Storage
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $136k.

Deal economics

• At list price, monthly cash flow is $8 ($95/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 $125k (8.0% below list).
• Recommended offer: $125k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.6% in Byrnes Mill — 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 (#591 in MO) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, cost of living A-; Watch: crime C-, amenities F, commute F.
• Northwest R-I (suburban): math 37% / reading 43% proficiency, ranked #128 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: House Springs Elem. (math 35% / reading 38%, grade F, #656 of 1,115 statewide, top 59%, 481 students, 44% FRL); Northwest High (math 26% / reading 56%, grade F, #236 of 521 statewide, top 45%, 1,841 students, 27% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 108 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 $940 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000 (8.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (median comp): $134,181
• List price: $135,900
• Delta: 1.28%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-21,473
• Equity at exit: $20,263

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-17,872
• Equity at exit: $11,750

Cash invested: $38,052 (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 63051

• Active inventory: 108
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$57
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $8

Break-even live

Break-even rent $1,240

Max offer price $135,900

Occupancy floor 94%

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6806 Treetop Ln House Springs, MO	2.0	2.0	1000	$1,250	$1.25	44d	1	1.46mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 24 events

1. 2026-06-18
   days on market $135,900 Active 44 DOM
2. 2026-06-17
   days on market $135,900 Active 43 DOM
3. 2026-06-16
   days on market $135,900 Active 42 DOM
4. 2026-06-15
   days on market $135,900 Active 41 DOM
5. 2026-06-13
   days on market $135,900 Active 39 DOM
6. 2026-06-13
   days on market $135,900 Active 38 DOM
7. 2026-06-09
   days on market $135,900 Active 35 DOM
8. 2026-06-08
   days on market $135,900 Active 34 DOM
9. 2026-06-07
   days on market $135,900 Active 33 DOM
10. 2026-06-05
    days on market $135,900 Active 30 DOM
11. 2026-06-03
    days on market $135,900 Active 29 DOM
12. 2026-06-02
    days on market $135,900 Active 28 DOM
13. 2026-06-01
    days on market $135,900 Active 27 DOM
14. 2026-05-31
    days on market $135,900 Active 26 DOM
15. 2026-05-12
    price $135,900 470-char remark
16. 2026-05-05
    listed $139,900 Active 470-char remark
17. 2025-04-02
    soldstatus
18. 2018-06-29
    soldstatus
19. 2018-06-28
    soldstatus Closed 22-char remark

    Show marketing remark (22 chars)

    For comp purposes only

20. 2018-06-28
    status Pending 22-char remark

    Show marketing remark (22 chars)

    For comp purposes only

21. 2018-04-12
    listed $90,000 Active 22-char remark

    Show marketing remark (22 chars)

    For comp purposes only

22. 2018-04-12
    historical Contingent (No Kickout) 22-char remark

    Show marketing remark (22 chars)

    For comp purposes only

23. 2007-11-05
    soldstatus
24. 2004-10-05
    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: $901 · $75/mo
• Projected year-2 tax: $1,318 · $110/mo
• Expected delta: +$417/yr (+$35/mo · 46.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 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: $15,000
• − Mortgage interest: −$7,613
• − Property taxes: −$901
• − Insurance: −$2,182
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − HOA: −$120
• − Depreciation: −$3,953
• Taxable loss: −$2,169
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $616/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: Northwest R-I
• NCES district ID: 2922890
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $55,998
• Composite: 35.05/100
• National rank: #5034
• State rank: #128 of 324 in MO

Livability — Byrnes Mill

• Score: 58/100
• State rank: #591
• US rank: #20943

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): 12,589

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 (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 3% Portuguese 2%
• Foreign-born: 1% · Canada
• 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: ▼ -189.81%
• Current HPI: 209.5904
• 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

+51.0% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $135,900 MARIS as Distributed by MLS Grid
• 2026-05-05 Listed $139,900 MARIS as Distributed by MLS Grid
• 2025-04-02 Sold (Public Records) — Public Records
• 2018-06-29 Sold (Public Records) — Public Records
• 2018-06-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-06-28 Pending — MARIS as Distributed by MLS Grid
• 2018-04-12 Listed $90,000 MARIS as Distributed by MLS Grid
• 2018-04-12 Contingent — MARIS as Distributed by MLS Grid
• 2007-11-05 Sold (Public Records) — Public Records
• 2004-10-05 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $901 · +5.3% YoY. Source: county tax records.