13132 State Road Tt · Festus, MO 63028

$125,000

3 bd · 2.0 ba · 1,064 sqft · Other public records · 100 Days on market

Built 1986 4.25 ac lot

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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 +25.8/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the sought after Jefferson R-7 School District, this unique property offers exceptional versatility and opportunity. Featuring a circle drive plus additional space for a second driveway, the layout provides excellent access and functionality. The property includes two ideal building sites, making it well-suited for future new construction or expansion. Utilities are already in place with an existing septic system and public water, adding convenience and value. A 3-bedroom, 2-bath manufactured home, affixed and built in 1986, is currently situated on the property. The land boasts dual road frontage, with access from Highway TT and additional frontage along Burley Road, offering st

Key facts

• Second driveway
• Circle drive
• Two building sites

Tags

• JEFFERSON R-7 SCHOOL DISTRICT
• CIRCLE DRIVE
• SECOND DRIVEWAY
• TWO BUILDING SITES
• EXISTING SEPTIC SYSTEM
• PUBLIC WATER

Property features AI

Finance

• Other: Living area reported as 1,064 (assessor source); No pool
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Circular driveway; Driveway parking; Off-street parking
• Utilities: Public water; Septic tank sewer; Single-phase electric; Cable connected; Electricity connected; Phone connected; Water connected
• Home design: Manufactured home (residential); Single-story
• Construction: Construction materials: Unknown
• Exterior features: 4.25-acre lot with many trees and natural foliage; Asphalt road access; Located on a private and state road

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: One-level layout; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

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 $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Jefferson County R-VII (rural): math 34% / reading 52% proficiency, ranked #104 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson High School (math 47% / reading 72%, grade C+, #35 of 521 statewide, top 8%, 318 students, 20% FRL).
• Zoned-school proficiency averages 60% at this address vs 43% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Jefferson County R-VII average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 172 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.06% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.47
• GRM: 7.9

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-895
• Equity at exit: $18,638

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $23,993
• Equity at exit: $10,808

Cash invested: $35,000 (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 63028

• Home prices YoY: -29.9%
• Active inventory: 172
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $305

Break-even live

Break-even rent $935

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $376	-5% $340	+0% $305	+5% $269	+10% $234
Rent	-10% $201	-5% $253	+0% $305	+5% $357	+10% $409
Rate	-1.0pp $368	-0.5pp $337	base $305	+0.5pp $272	+1.0pp $240

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-17
   status Pending
2. 2026-02-25
   price $125,000
3. 2026-02-06
   listed $135,000 Active
4. 2023-05-15
   soldstatus
5. 2022-11-16
   historical
6. 2022-05-22
   status Active
7. 2022-05-18
   status Pending
8. 2022-04-29
   listed $110,000 Active

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$838/yr (+$70/mo · 223.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $15,854
• − Mortgage interest: −$7,002
• − Property taxes: −$375
• − Insurance: −$625
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,636
• Taxable income: $1,679
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $3,255/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: Jefferson County R-VII
• NCES district ID: 2916230
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $55,472
• Composite: 37.43/100
• National rank: #4416
• State rank: #104 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

• 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

+13.6% since first listed

8 events — show timeline

• 2026-05-17 Pending — MARIS as Distributed by MLS Grid
• 2026-02-25 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2026-02-06 Listed $135,000 MARIS as Distributed by MLS Grid
• 2023-05-15 Sold (Public Records) — Public Records
• 2022-11-16 Delisted — MARIS as Distributed by MLS Grid
• 2022-05-22 Relisted — MARIS as Distributed by MLS Grid
• 2022-05-18 Pending — MARIS as Distributed by MLS Grid
• 2022-04-29 Listed $110,000 MARIS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $375 · +4.7% YoY. Source: county tax records.