5521 US Highway 61 67 · Imperial, MO 63052

$175,000

2 bd · 1.0 ba · 936 sqft · Other public records · 71 Days on market

Built 1948 0.29 ac lot $187/sqft · 23% below area Est $227k · 23% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Darling little Bungalow/Cottage minutes from everything. Many updates since last sold. New paint, hardwood floors restored, overgrown plants removed, drainage system installed, new gravel driveway, newer HVAC (2025) new square D electric panel and wiring. new ceiling fixtures throughout. New smoke and CO2 detectors. Great first home or investment property.

Key facts

• New gravel driveway
• New paint
• Newer hvac

Tags

• NEW PAINT
• HARDWOOD FLOORS RESTORED
• OVERGROWN PLANTS REMOVED
• DRAINAGE SYSTEM INSTALLED
• NEW GRAVEL DRIVEWAY
• NEWER HVAC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $235 ($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 $163k (6.7% below list).
• Recommended offer: $163k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.3% in Imperial — 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 62/100 on livability (#389 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D+, amenities F, commute 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.
• Market conditions: 123 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 71 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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: built in 1948 — 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 $163,280 (6.7% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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 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?
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: 0.93% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (median comp): $226,883
• List price: $175,000
• Delta: -22.87%
• 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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-13,490
• Equity at exit: $26,093

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $7,203
• Equity at exit: $15,131

Cash invested: $49,000 (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 63052

• Active inventory: 123
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $235

Break-even live

Break-even rent $1,336

Max offer price $175,000

Occupancy floor 81%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
936 Guenzler Dr Imperial, MO	3.0	2.0	768	$1,950	$2.54	1d	1	0.03mi
1000 Willow Bend Rd Imperial, MO	2.0–3.0	1.0–2.0	1098	$911	$0.83	1d	1	0.39mi
5256 Skyline Ct Imperial, MO	3.0	1.0	912	$1,655	$1.81	1d	1	0.44mi

Listing history 26 events

1. 2026-06-18
   days on market $175,000 Active 71 DOM
2. 2026-06-17
   days on market $175,000 Active 70 DOM
3. 2026-06-16
   days on market $175,000 Active 69 DOM
4. 2026-06-15
   days on market $175,000 Active 68 DOM
5. 2026-06-13
   days on market $175,000 Active 66 DOM
6. 2026-06-13
   days on market $175,000 Active 65 DOM
7. 2026-06-09
   days on market $175,000 Active 62 DOM
8. 2026-06-08
   days on market $175,000 Active 61 DOM
9. 2026-06-07
   days on market $175,000 Active 60 DOM
10. 2026-06-03
    days on market $175,000 Active 56 DOM
11. 2026-06-02
    days on market $175,000 Active 55 DOM
12. 2026-06-01
    days on market $175,000 Active 54 DOM
13. 2026-05-31
    days on market $175,000 Active 53 DOM
14. 2026-04-08
    listed $175,000 Active 358-char remark

    Show marketing remark (358 chars)

    Darling little Bungalow/Cottage minutes from everything. Many updates since last sold. New paint, hardwood floors restored, overgrown plants removed, drainage system installed, new gravel driveway, newer HVAC (2025) new square D electric panel and wiring. new ceiling fixtures throughout. New smoke and CO2 detectors. Great first home or investment property.

15. 2025-10-12
    price $195,000
16. 2025-09-29
    price $205,000
17. 2025-09-24
    status Active
18. 2025-09-24
    price $225,000
19. 2025-09-23
    status Pending
20. 2025-09-06
    listed $250,000 Active
21. 2022-05-26
    soldstatus
22. 2022-05-20
    soldstatus Closed
23. 2022-04-18
    status Pending
24. 2022-04-12
    price $70,000
25. 2022-04-02
    listed $80,000 Active
26. 2022-04-01
    historical $80,000

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$921/yr (+$77/mo · 118.5%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,594
• − Mortgage interest: −$9,803
• − Property taxes: −$777
• − Insurance: −$875
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$5,091
• Taxable loss: −$87
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $2,835/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 — Imperial

• Score: 62/100
• State rank: #389
• US rank: #16900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Imperial, MO
• County: Jefferson County · 108,544 people
• City population: 28,712
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,712
• Household income: $92,922
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 333.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 5% Romanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.31%
• Current HPI: 196.6159
• Rent YoY: —
• Metro: St. Louis, MO-IL
• 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

+118.8% since first listed

13 events — show timeline

• 2026-04-08 Listed $175,000 MARIS as Distributed by MLS Grid
• 2025-10-12 Price Changed $195,000 MARIS as Distributed by MLS Grid
• 2025-09-29 Price Changed $205,000 MARIS as Distributed by MLS Grid
• 2025-09-24 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-24 Price Changed $225,000 MARIS as Distributed by MLS Grid
• 2025-09-23 Pending — MARIS as Distributed by MLS Grid
• 2025-09-06 Listed $250,000 MARIS as Distributed by MLS Grid
• 2022-05-26 Sold (Public Records) — Public Records
• 2022-05-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-04-18 Pending — MARIS as Distributed by MLS Grid
• 2022-04-12 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2022-04-02 Listed $80,000 MARIS as Distributed by MLS Grid
• 2022-04-01 Coming Soon $80,000 MARIS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $777 · +2.6% YoY. Source: county tax records.