4331 Inlet Isle Dr · Old Jamestown, MO 63034

$124,500

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 26 Days on market

Built 1986

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated 2-bedroom, 2-bath condo offering modern updates and low-maintenance living! This second-level unit features brand new flooring throughout, fresh paint, recessed lighting, and stylish new ceiling fans. The updated kitchen boasts new cabinets and appliances, while both full bathrooms have been beautifully renovated with contemporary finishes. Enjoy a bright and open layout with access to a private deck & acirc; & euro; & rdquo; perfect for relaxing or entertaining. This unit also includes two dedicated parking spaces, one covered and one uncovered, for added convenience. The HOA provides exterior maintenance, making ownership easy and stress-free. Community ameniti

Key facts

• Fully renovated
• Fresh paint
• Modern updates

Tags

• FULLY RENOVATED
• MODERN UPDATES
• NEW FLOORING
• FRESH PAINT
• RECESSED LIGHTING
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $124k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.3% in Old Jamestown — 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 66/100 on livability (#247 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 71 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $861 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $124k implies a 95% gain — meaningful room to come down on a strong offer.

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 $122,632 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.35%
• DSCR: 1.68
• GRM: 5.7

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $8,349
• Equity at exit: $18,563

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $44,318
• Equity at exit: $10,764

Cash invested: $34,860 (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 63034

• Active inventory: 71
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$653
• Tax from tax record: −$103 /mo · $1,242/yr
• Insurance: −$52
• HOA est. from 2 same-building comps: −$195
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $446

Break-even live

Break-even rent $1,270

Max offer price $124,500

Occupancy floor 71%

Sensitivity live

Price	-10% $517	-5% $481	+0% $446	+5% $411	+10% $376
Rent	-10% $301	-5% $374	+0% $446	+5% $518	+10% $591
Rate	-1.0pp $509	-0.5pp $478	base $446	+0.5pp $414	+1.0pp $381

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	44d	1	0.35mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	44d	1	0.60mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,088	$1.33	2d	12	1.13mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	1.21mi
3209 Cross Keys Dr Florissant, MO	1.0–2.0	1.0	700	$1,100	$1.57	2d	1	1.21mi
15686 93rd Ave Florissant, MO	3.0	2.0	1370	$1,948	$1.42	13d	1	1.45mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	44d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: exterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $124,500 Active 26 DOM
2. 2026-06-18
   days on market $124,500 Active 23 DOM
3. 2026-06-17
   days on market $124,500 Active 22 DOM
4. 2026-06-16
   days on market $124,500 Active 21 DOM
5. 2026-06-15
   days on market $124,500 Active 20 DOM
6. 2026-06-13
   days on market $124,500 Active 18 DOM
7. 2026-06-13
   days on market $124,500 Active 17 DOM
8. 2026-06-09
   days on market $124,500 Active 14 DOM
9. 2026-06-08
   days on market $124,500 Active 13 DOM
10. 2026-06-07
    days on market $124,500 Active 12 DOM
11. 2026-06-05
    days on market $124,500 Active 9 DOM
12. 2026-06-03
    days on market $124,500 Active 8 DOM
13. 2026-06-02
    days on market $124,500 Active 7 DOM
14. 2026-06-01
    days on market $124,500 Active 6 DOM
15. 2026-05-31
    days on market $124,500 Active 5 DOM
16. 2026-05-26
    listed $124,500 Active
17. 2022-02-04
    soldstatus $64,000
18. 1990-11-01
    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: $1,242 · $103/mo
• Projected year-2 tax: $1,242 · $103/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,014
• − Mortgage interest: −$6,974
• − Property taxes: −$1,242
• − Insurance: −$622
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − HOA: −$2,340
• − Depreciation: −$3,622
• Taxable income: $3,692
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $4,466/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 of 324 in MO

Livability — Old Jamestown

• Score: 66/100
• State rank: #247
• US rank: #12156

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: Old Jamestown, MO
• County: Saint Louis County · 888,823 people
• City population: 19,557
• Metro: St. Louis, MO-IL
• Population (ZIP): 18,908
• Household income: $103,905
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 88.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 21% Two or more races 11% Hispanic / Latino 4% Asian 1%
• Common ancestry: Swedish 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.28%
• Current HPI: 180.6267
• 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

+94.5% since first listed

3 events — show timeline

• 2026-05-26 Listed $124,500 FSBO.com
• 2022-02-04 Sold (Public Records) $64,000 Public Records
• 1990-11-01 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2022): $1,242 · +5.8% YoY. Source: county tax records.