505 Sunshine Dr · Festus, MO 63028

$169,900

4 bd · 1.5 ba · 1,260 sqft · Other public records · 63 Days on market

Built 1956 0.26 ac lot $135/sqft · 26% below area Est $229k · 26% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• Schools +5.1/10.0
• 1% rule +4.6/10.0
• 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

***PRICE ADJUSTMENT***Adorable ranch located near everything! Sunshine Drive says it all. This is a rare DIY opportunity for an owner/occupant or rental that won't come around again any time soon. This 4 bed/2 bath home is literally around the corner from public and private schools. Close to parks, disc golf course, soccer fields, shopping and Highway 55. A perfect community for walkers. Large dining kitchen combo with lots of cabinets, partially finished walk-out basement with bedroom suite. Covered front porch, beautiful, fenced backyard, fire pit sitting area, above ground swimming pool and BRAND NEW ROOF!! Home being sold as-is with no warranties or inspections. Seller is a Missouri licensed real estate broker.

Key facts

• Disc golf course
• Shopping
• Highway 55

Tags

• PUBLIC AND PRIVATE SCHOOLS
• PARKS
• DISC GOLF COURSE
• SOCCER FIELDS
• SHOPPING
• HIGHWAY 55

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/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 $164k (3.7% below list).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.5% 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: 162 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (median comp): $229,300
• List price: $169,900
• Delta: -25.90%
• 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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,452
• Equity at exit: $25,333

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $10,570
• Equity at exit: $14,690

Cash invested: $47,572 (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: 162
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $253

Break-even live

Break-even rent $1,315

Max offer price $169,900

Occupancy floor 80%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Doctrine Dr Festus, MO	3.0	2.0	1350	$2,199	$1.63	21d	1	1.36mi
1 N Oak Knoll Dr Unit 1-28 Festus, MO	3.0	1.0	970	$1,050	$1.08	23d	1	1.46mi
100 Ozark Dr Crystal City, MO	3.0	1.0	1064	$1,500	$1.41	23d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $169,900 Active 63 DOM
2. 2026-06-17
   days on market $169,900 Active 62 DOM
3. 2026-06-16
   days on market $169,900 Active 61 DOM
4. 2026-06-15
   days on market $169,900 Active 60 DOM
5. 2026-06-13
   days on market $169,900 Active 58 DOM
6. 2026-06-12
   days on market $169,900 Active 57 DOM
7. 2026-06-09
   days on market $169,900 Active 54 DOM
8. 2026-06-08
   days on market $169,900 Active 53 DOM
9. 2026-06-07
   days on market $169,900 Active 52 DOM
10. 2026-06-07
    days on market $169,900 Active 51 DOM
11. 2026-06-04
    days on market $169,900 Active 48 DOM
12. 2026-06-02
    days on market $169,900 Active 47 DOM
13. 2026-06-01
    days on market $169,900 Active 46 DOM
14. 2026-05-31
    days on market $169,900 Active 45 DOM
15. 2026-05-18
    price $169,900 733-char remark

    Show marketing remark (733 chars)

    ***PRICE ADJUSTMENT***Adorable ranch located near everything! Sunshine Drive says it all. This is a rare DIY opportunity for an owner/occupant or rental that won't come around again any time soon. This 4 bed/2 bath home is literally around the corner from public and private schools. Close to parks, disc golf course, soccer fields, shopping and Highway 55. A perfect community for walkers. Large dining kitchen combo with lots of cabinets, partially finished walk-out basement with bedroom suite. Covered front porch, beautiful, fenced backyard, fire pit sitting area, above ground swimming pool and BRAND NEW ROOF!! Home being sold as-is with no warranties or inspections. Seller is a Missouri licensed real estate broker.

16. 2026-04-16
    listed $179,900 Active 733-char remark

    Show marketing remark (733 chars)

    ***PRICE ADJUSTMENT***Adorable ranch located near everything! Sunshine Drive says it all. This is a rare DIY opportunity for an owner/occupant or rental that won't come around again any time soon. This 4 bed/2 bath home is literally around the corner from public and private schools. Close to parks, disc golf course, soccer fields, shopping and Highway 55. A perfect community for walkers. Large dining kitchen combo with lots of cabinets, partially finished walk-out basement with bedroom suite. Covered front porch, beautiful, fenced backyard, fire pit sitting area, above ground swimming pool and BRAND NEW ROOF!! Home being sold as-is with no warranties or inspections. Seller is a Missouri licensed real estate broker.

17. 2026-04-16
    historical $179,900 733-char remark

    Show marketing remark (733 chars)

    ***PRICE ADJUSTMENT***Adorable ranch located near everything! Sunshine Drive says it all. This is a rare DIY opportunity for an owner/occupant or rental that won't come around again any time soon. This 4 bed/2 bath home is literally around the corner from public and private schools. Close to parks, disc golf course, soccer fields, shopping and Highway 55. A perfect community for walkers. Large dining kitchen combo with lots of cabinets, partially finished walk-out basement with bedroom suite. Covered front porch, beautiful, fenced backyard, fire pit sitting area, above ground swimming pool and BRAND NEW ROOF!! Home being sold as-is with no warranties or inspections. Seller is a Missouri licensed real estate broker.

18. 2018-12-21
    soldstatus
19. 2018-12-18
    soldstatus Closed 271-char remark

    Show marketing remark (271 chars)

    Location - Location - Location. Close to parks, schools & shopping and just a few minutes from Hwy 55. Spacious living room, large dining , kitchen combo. 3 bed / 2 bath. Partial lower level finished. Walk out basement. Covered back deck with nice back yard. Must See

20. 2018-12-08
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Location - Location - Location. Close to parks, schools & shopping and just a few minutes from Hwy 55. Spacious living room, large dining , kitchen combo. 3 bed / 2 bath. Partial lower level finished. Walk out basement. Covered back deck with nice back yard. Must See

21. 2018-11-30
    listed $109,900 Active 271-char remark

    Show marketing remark (271 chars)

    Location - Location - Location. Close to parks, schools & shopping and just a few minutes from Hwy 55. Spacious living room, large dining , kitchen combo. 3 bed / 2 bath. Partial lower level finished. Walk out basement. Covered back deck with nice back yard. Must See

22. 2005-12-30
    soldstatus
23. 2002-09-16
    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: $922 · $77/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$726/yr (+$60/mo · 78.7%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 20 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: $19,625
• − Mortgage interest: −$9,517
• − Property taxes: −$922
• − Insurance: −$850
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,943
• Taxable income: $254
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $2,980/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

+54.6% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2026-04-16 Listed $179,900 MARIS as Distributed by MLS Grid
• 2026-04-16 Coming Soon $179,900 MARIS as Distributed by MLS Grid
• 2018-12-21 Sold (Public Records) — Public Records
• 2018-12-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-12-08 Pending — MARIS as Distributed by MLS Grid
• 2018-11-30 Listed $109,900 MARIS as Distributed by MLS Grid
• 2005-12-30 Sold (Public Records) — Public Records
• 2002-09-16 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $922 · +5.8% YoY. Source: county tax records.