114 Sawmill Rd · Union, MO 63084

$79,900

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 7 Days on market

Built 1960 9,670 sqft 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• 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

Why rent when you can buy this one of a kind cabin!!! Awesome 2 bedroom cabin overlooking the Bourbeuse River! Perfect starter home or weekend get-away retreat with a gorgeous waterfront view! Completely renovated in 2009 with new ac, furnace, vinyl siding, tin roof, plumbing, insulation, windows, and the list goes on. Brand new carpet in both bedrooms! Huge kitchen opens to the family room with sliding doors to the large deck. Access road to the river make fishing and floating on the Bourbeuse literally just steps away. Boat ramp access is only 1 mile from the property. Don't miss this one of a kind cabin on a fantastic lot!

Key facts

• Updated electrical
• Move-in-ready
• Cabin style layout

Tags

• UPDATED ELECTRICAL
• UPDATED PLUMBING
• CABIN STYLE LAYOUT
• MOVE-IN-READY
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Living area reported as 872; Lot size approximately 0.222 acre; No home warranty offered

Exterior

• Utilities: Well water; Septic tank; Electricity available; Sewer connected; Water available
• Home design: Single-family residence; One level; Private ownership
• Construction: Concrete, vinyl siding, wood siding and other exterior materials
• Exterior features: Lot described as Other; Property sits near the Bourbeuse River

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric forced air heating; Central air; Ceiling fans; Exhaust fan; Wall/window units
• Interior features: Partially finished basement; Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 10.9% vs local median 2.6% in Union — 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 67/100 on livability (#210 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D.
• Union R-XI (town): math 38% / reading 45% proficiency, ranked #119 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Elem. (math 34% / reading 39%, grade F, #656 of 1,115 statewide, top 59%, 635 students, 49% FRL); Union High (math 27% / reading 52%, grade F, #247 of 521 statewide, top 55%, 1,011 students, 32% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 614 units permitted in Franklin County in 2024 (100 in 5+ unit buildings).
• This rent is only 16% of the median local income ($76k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 1.31% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.35%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $163,064
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Circle Dr	0.64mi	2/1.0	864 (-1%)	21mo	$189,000	$219	51
398 Hawthorne Dr	0.70mi	3/2.0 (+1)	930 (+7%)	10mo	$224,900	$242	39
409 Crestview Dr	0.64mi	3/1.5 (+1)	962 (+10%)	12mo	$179,900	$187	36
612 Virginia	0.69mi	3/1.5 (+1)	980 (+12%)	19mo	$139,900	$143	24
504 S Jefferson Ave	0.74mi	3/1.5 (+1)	1,000 (+15%)	13mo	$165,000	$165	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $6,466
• Equity at exit: $11,913

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $30,616
• Equity at exit: $6,908

Cash invested: $22,372 (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 63084

• Home prices YoY: -28.3%
• Active inventory: 137
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $305

Break-even live

Break-even rent $657

Max offer price $79,900

Occupancy floor 66%

Sensitivity live

Price	-10% $350	-5% $327	+0% $305	+5% $282	+10% $260
Rent	-10% $222	-5% $264	+0% $305	+5% $346	+10% $387
Rate	-1.0pp $345	-0.5pp $325	base $305	+0.5pp $284	+1.0pp $263

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Gibson Way Union, MO	2.0	1.5	1008	$1,050	$1.04	23d	1	0.79mi

Listing history 7 events

1. 2026-06-10
   status $79,900 Pending 7 DOM
2. 2026-06-09
   days on market $79,900 Active 7 DOM
3. 2026-06-08
   days on market $79,900 Active 6 DOM
4. 2026-06-07
   days on market $79,900 Active 5 DOM
5. 2026-06-05
   days on market $79,900 Active 2 DOM
6. 2026-06-02
   remarks 433-char remark
7. 2026-06-02
   listed $79,900 Active 1 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: $804 · $67/mo
• Projected year-2 tax: $804 · $67/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $12,520
• − Mortgage interest: −$4,476
• − Property taxes: −$804
• − Insurance: −$400
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,324
• Taxable income: $2,513
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,056/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: Union R-XI
• NCES district ID: 2930570
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $51,410
• Composite: 35.85/100
• National rank: #4820
• State rank: #119 of 324 in MO

Livability — Union

• Score: 67/100
• State rank: #210
• US rank: #10509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 20,708 people
• City population: 20,708
• Metro: St. Louis, MO-IL
• Population (ZIP): 20,708
• Household income: $75,992
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 134.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 103,600 people
• By 2030: 103,298 · -0.3%
• By 2040: 100,607 · -2.9%
• By 2050: 94,280 · -9.0%
• By 2075: 77,103 · -25.6%
• By 2100: 54,405 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Black 1% Asian 1%
• Common ancestry: Italian 4% Lithuanian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.9) · D 26.5% · R 72.4% · Other 1.1%
• 2008→2024 swing: -33.5pp toward R · 2008: -12.4pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+43.8 2016: R+46.1 2012: R+27.9 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.91%
• Current HPI: 171.6878
• 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

+14.3% since first listed

10 events — show timeline

• 2026-06-02 Listed $79,900 MARIS as Distributed by MLS Grid
• 2015-11-04 Sold (Public Records) — Public Records
• 2015-10-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-10-29 Delisted — MARIS as Distributed by MLS Grid
• 2015-07-14 Contingent — MARIS as Distributed by MLS Grid
• 2015-05-21 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2015-04-30 Price Changed $63,000 MARIS as Distributed by MLS Grid
• 2015-02-21 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2015-01-27 Listed $69,900 MARIS as Distributed by MLS Grid
• 1998-10-03 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $804 · +8.8% YoY. Source: county tax records.