212 N Adams St · Festus, MO 63028

$135,000

2 bd · 1.0 ba · 1,116 sqft · Other public records · 57 Days on market

Built 1940 6,372 sqft lot ↓ 7% since listing

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now active! Cute home in Festus, MO - Active for showings! 2 bed 1 bath with many updates and even has a home inspection done and in hand. Be sure to schedule a showing and check it out in person!

Key facts

• 6,372 sq ft lot
• Built 1940
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Market conditions: 172 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.03% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 8.1

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,623
• Equity at exit: $20,129

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $18,072
• Equity at exit: $11,672

Cash invested: $37,800 (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: 172
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$708
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $272

Break-even live

Break-even rent $1,051

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $348	-5% $310	+0% $272	+5% $233	+10% $195
Rent	-10% $161	-5% $216	+0% $272	+5% $327	+10% $382
Rate	-1.0pp $340	-0.5pp $306	base $272	+0.5pp $237	+1.0pp $201

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: $33,750
• Closing costs: $4,050
• 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	24d	1	0.20mi
215 N 9th St Unit D Festus, MO	1.0	1.0	800	$750	$0.94	21d	1	0.60mi
1107 Patriot Dr Festus, MO	1.0–2.0	1.0–2.0	1025	$1,650	$1.61	24d	1	1.12mi
986 American Legion Dr Festus, MO	2.0	2.0	1100	$1,650	$1.50	24d	1	1.17mi
102 Doctrine Dr Festus, MO	3.0	2.0	1350	$2,199	$1.63	22d	1	1.21mi
1 N Oak Knoll Dr Unit 1-28 Festus, MO	3.0	1.0	970	$1,050	$1.08	24d	1	1.26mi
1 N Oak Knoll Dr Unit 1-27 Festus, MO	2.0	1.0	799	$950	$1.19	24d	1	1.29mi
1 N Oak Knoll Dr Unit 1-84 Festus, MO	2.0	1.0	799	$1,025	$1.28	24d	1	1.29mi

Listing history 16 events

1. 2026-06-09
   days on market $135,000 Active 57 DOM
2. 2026-06-08
   days on market $135,000 Active 56 DOM
3. 2026-06-07
   days on market $135,000 Active 55 DOM
4. 2026-06-07
   days on market $135,000 Active 54 DOM
5. 2026-06-04
   days on market $135,000 Active 51 DOM
6. 2026-06-02
   days on market $135,000 Active 50 DOM
7. 2026-06-01
   days on market $135,000 Active 49 DOM
8. 2026-05-31
   days on market $135,000 Active 48 DOM
9. 2026-05-07
   price $139,900 196-char remark

   Show marketing remark (196 chars)

   Now active! Cute home in Festus, MO - Active for showings! 2 bed 1 bath with many updates and even has a home inspection done and in hand. Be sure to schedule a showing and check it out in person!

10. 2026-04-24
    price $145,000 196-char remark

    Show marketing remark (196 chars)

    Now active! Cute home in Festus, MO - Active for showings! 2 bed 1 bath with many updates and even has a home inspection done and in hand. Be sure to schedule a showing and check it out in person!

11. 2026-04-20
    status Active 196-char remark

    Show marketing remark (196 chars)

    Now active! Cute home in Festus, MO - Active for showings! 2 bed 1 bath with many updates and even has a home inspection done and in hand. Be sure to schedule a showing and check it out in person!

12. 2026-04-09
    status Pending 196-char remark

    Show marketing remark (196 chars)

    Now active! Cute home in Festus, MO - Active for showings! 2 bed 1 bath with many updates and even has a home inspection done and in hand. Be sure to schedule a showing and check it out in person!

13. 2026-04-03
    listed $150,000 Active 196-char remark

    Show marketing remark (196 chars)

    Now active! Cute home in Festus, MO - Active for showings! 2 bed 1 bath with many updates and even has a home inspection done and in hand. Be sure to schedule a showing and check it out in person!

14. 2026-03-28
    historical $150,000 196-char remark

    Show marketing remark (196 chars)

    Now active! Cute home in Festus, MO - Active for showings! 2 bed 1 bath with many updates and even has a home inspection done and in hand. Be sure to schedule a showing and check it out in person!

15. 2026-03-03
    soldstatus
16. 2005-08-09
    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: $790 · $66/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$519/yr (+$43/mo · 65.7%)

ⓘ 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 6/10 Major 7 d/yr ≥107°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: $16,733
• − Mortgage interest: −$7,562
• − Property taxes: −$790
• − Insurance: −$675
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,927
• Taxable income: $1,101
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,994/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

-6.7% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2026-04-24 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2026-04-20 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-09 Pending — MARIS as Distributed by MLS Grid
• 2026-04-03 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-03-28 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2026-03-03 Sold (Public Records) — Public Records
• 2005-08-09 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $790 · +2.7% YoY. Source: county tax records.