513 W Mineral St · De Soto, MO 63020

$45,000

3 bd · 2.0 ba · 1,149 sqft · Other public records · 226 Days on market

Built 1950 0.50 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOME PASSED City Occupancy AND is Move-in-Ready! Darling 3 BEDROOMS, 2 BATHROOMS in town on just under Half an Acre and Backs to Woods for Privacy. The kitchen has had some updates to cabinetry having a pantry, dishwasher as well as Newer Windows. Master Bedroom with MASTER BATHROOM or this space could be used as a Home Office / Gaming area with a Guest Bath. MAIN FLOOR LAUNDRY, Second Bathroom, All Spacious Bedrooms and a Large deck for entertaining and Grilling outside just off the kitchen. Large Back Yard and a back patio space to use for more privacy. Plenty of storage space including 2 sheds on the property that stay for the NEW BUYER!

Key facts

• 0.5 acre lot
• Built 1950
• Listed 226 days

Property features AI

Finance

• Other: Living area reported as 1,149 (source: public records); Property listed by Keller Williams Realty St. Louis; seller may consider concessions
• Financial info: Lease not considered; Second mortgage information not indicated
• HOA & community: HOA details not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Single-family residence; One-story house; Private ownership; Under construction condition; Entry facing direction not specified
• Construction: Vinyl siding exterior; Architectural shingle roof; Block foundation; Year built not specified
• Exterior features: Paved city street frontage; Approximately 0.496-acre lot; Frontage about 125 feet

Interior

• Kitchen: Kitchen included (appliances not specified)
• Bedrooms: Three bedrooms on the main level
• Flooring: Flooring details not specified
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open main-level living area; Under construction — new build
• Laundry & utility: Laundry/utility details not specified

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 3.6% in De Soto — 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 59/100 on livability (#523 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Desoto 73 (town): math 36% / reading 43% proficiency, ranked #153 of 324 in MO (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Vineland Elem. (math 40% / reading 44%, grade F, #481 of 1,115 statewide, top 46%, 648 students, 49% FRL); Desoto Sr. High (math 37% / reading 53%, grade D-, #176 of 521 statewide, top 34%, 848 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 150 active listings in the ZIP; 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 $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1950 — 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 2.50% ✓
• Cap rate: 20.73%
• Cash-on-cash: 51.56%
• DSCR: 3.29
• GRM: 3.3

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: 49.5%
• Equity multiple: 3.16×
• Total profit: $27,231
• Equity at exit: $6,710

10-year hold

• IRR: 55.0%
• Equity multiple: 6.42×
• Total profit: $68,278
• Equity at exit: $3,891

Cash invested: $12,600 (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 63020

• Home prices YoY: -21.9%
• Active inventory: 150
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $541

Break-even live

Break-even rent $442

Max offer price $45,000

Occupancy floor 47%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $45,000 Active 226 DOM
2. 2026-06-17
   days on market $45,000 Active 225 DOM
3. 2026-06-16
   days on market $45,000 Active 224 DOM
4. 2026-06-15
   days on market $45,000 Active 223 DOM
5. 2026-06-13
   days on market $45,000 Active 221 DOM
6. 2026-06-12
   days on market $45,000 Active 220 DOM
7. 2026-06-09
   days on market $45,000 Active 217 DOM
8. 2026-06-08
   days on market $45,000 Active 216 DOM
9. 2026-06-07
   days on market $45,000 Active 215 DOM
10. 2026-06-07
    days on market $45,000 Active 214 DOM
11. 2026-06-04
    days on market $45,000 Active 211 DOM
12. 2026-06-02
    days on market $45,000 Active 210 DOM
13. 2026-06-01
    days on market $45,000 Active 209 DOM
14. 2026-05-31
    days on market $45,000 Active 208 DOM

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,131 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,525
• − Mortgage interest: −$2,521
• − Property taxes: −$1,131
• − Insurance: −$225
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$1,309
• Taxable income: $6,175
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $5,015/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: Desoto 73
• NCES district ID: 2910500
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $44,354
• Composite: 33.52/100
• National rank: #5434
• State rank: #153 of 324 in MO

Livability — De Soto

• Score: 59/100
• State rank: #523
• US rank: #19709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Soto, MO
• Population (ZIP): 20,357

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 1%
• Common ancestry: Lithuanian 5% Iranian 2% Italian 1%
• 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: ▼ -60.90%
• Current HPI: 217.2807
• 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

+50.0% since first listed

27 events — show timeline

• 2026-05-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-08 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2025-11-17 Price Changed $57,000 MARIS as Distributed by MLS Grid
• 2025-10-20 Price Changed $59,000 MARIS as Distributed by MLS Grid
• 2025-10-10 Listed $60,000 MARIS as Distributed by MLS Grid
• 2025-10-08 Coming Soon $60,000 MARIS as Distributed by MLS Grid
• 2022-03-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-01 Contingent — MARIS as Distributed by MLS Grid
• 2022-02-23 Relisted — MARIS as Distributed by MLS Grid
• 2022-02-21 Contingent — MARIS as Distributed by MLS Grid
• 2022-02-17 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2022-02-14 Relisted — MARIS as Distributed by MLS Grid
• 2022-01-31 Contingent — MARIS as Distributed by MLS Grid
• 2022-01-27 Price Changed $148,000 MARIS as Distributed by MLS Grid
• 2022-01-19 Listed $154,000 MARIS as Distributed by MLS Grid
• 2020-04-02 Sold (Public Records) — Public Records
• 2020-03-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-02-28 Pending — MARIS as Distributed by MLS Grid
• 2020-02-19 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2020-02-04 Relisted — MARIS as Distributed by MLS Grid
• 2020-01-27 Pending — MARIS as Distributed by MLS Grid
• 2020-01-22 Listed $109,000 MARIS as Distributed by MLS Grid
• 2019-09-09 Sold (Public Records) — Public Records
• 2019-08-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-08-13 Pending — MARIS as Distributed by MLS Grid
• 2019-07-15 Price Changed $20,000 MARIS as Distributed by MLS Grid
• 2019-05-13 Listed $30,000 MARIS as Distributed by MLS Grid

Property tax history

+45.3%/yr

Latest (2025): $1,131 · +13.1% YoY. Source: county tax records.