2042 Catlin Dr · Barnhart, MO 63012

$220,000

3 bd · 2.0 ba · 1,308 sqft · Other public records · 7 Days on market

Built 1975 0.43 ac lot $168/sqft · 12% below area Est $250k · 12% under $38/mo HOA · 2% 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 +15.0/30.0
• ARV discount +12.8/15.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great three-bedroom home with a front balcony to sit outside and enjoy. This home has plenty of space and storage:, A living room, family room, kitchen, and breakfast room. A huge backyard and a two-car garage.

Key facts

• Front balcony
• Huge backyard
• 0.43 acre lot

Tags

• FRONT BALCONY
• HUGE BACKYARD

Property features AI

Finance

• Other: Living area reported as 1,308 (assessor)
• HOA & community: HOA (Parkton) with an annual fee of $450 that includes maintenance of parking/roads; Community pool

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; 220-volt electrical service; Cable available
• Home design: Single family residence; Residential property; One and one-half levels
• Construction: Vinyl siding
• Exterior features: Balcony; Private yard; Back yard

Interior

• Kitchen: Dishwasher; Microwave; Gas oven; Freestanding refrigerator
• Bedrooms: 3 bedrooms on the main level (approx. 14x10, 11x10, 12x9)
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Vaulted ceilings; Partially finished basement with storage space; Fireplace in family room
• Laundry & utility: Washer and dryer included; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $68 ($815/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 $190k (13.8% below list).
• Recommended offer: $190k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.5% 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.
• Windsor C-1 (suburban): math 30% / reading 44% proficiency, ranked #154 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Windsor Elem. (489 students, 39% FRL); Windsor Middle (math 29% / reading 40%, grade F, #243 of 391 statewide, top 65%, 659 students, 35% FRL); Windsor High (math 26% / reading 55%, grade F, #240 of 521 statewide, top 46%, 908 students, 29% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 33 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $189,676 (13.8% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (median comp): $249,662
• List price: $220,000
• Delta: -11.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-31,348
• Equity at exit: $32,803

10-year hold

• IRR: -5.5%
• Equity multiple: 0.65×
• Total profit: $-21,832
• Equity at exit: $19,022

Cash invested: $61,600 (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 63012

• Active inventory: 33
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$147 /mo · $1,765/yr
• Insurance: −$92
• HOA: −$38
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $68

Break-even live

Break-even rent $1,811

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $192	-5% $130	+0% $68	+5% $6	+10% $-57
Rent	-10% $-82	-5% $-7	+0% $68	+5% $143	+10% $218
Rate	-1.0pp $179	-0.5pp $124	base $68	+0.5pp $11	+1.0pp $-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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2162 Meadow Dr Barnhart, MO	3.0	2.0	1218	$2,225	$1.83	45d	1	0.28mi
7235 Adams Ct Barnhart, MO	3.0	2.5	1040	$1,795	$1.73	3d	1	0.50mi
7235 Adams Ct Barnhart, MO	3.0	2.5	1040	$1,690	$1.62	0d	1	0.50mi
1811 Hanover Ln Barnhart, MO	3.0	1.5	1100	$1,800	$1.64	4d	1	0.50mi
7119 Wayles Dr Barnhart, MO	3.0	1.5	1100	$1,700	$1.55	0d	1	0.53mi
7255 Meriwether Ct Barnhart, MO	3.0	2.0	1300	$1,800	$1.38	3d	1	0.81mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 2 events

1. 2026-05-12
   listed $220,000 Active 211-char remark
2. 2003-10-10
   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: $1,765 · $147/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: +$369/yr (+$31/mo · 20.9%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,761
• − Mortgage interest: −$12,323
• − Property taxes: −$1,765
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − HOA: −$456
• − Depreciation: −$6,400
• Taxable loss: −$2,925
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $1,518/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: Windsor C-1
• NCES district ID: 2932100
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $66,123
• Composite: 33.5/100
• National rank: #5442
• State rank: #154 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

• Census place: Barnhart, MO
• 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

3 events — show timeline

• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $220,000 MARIS as Distributed by MLS Grid
• 2003-10-10 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,765 · +6.6% YoY. Source: county tax records.