969 Dammert Ave · Lemay, MO 63125

$70,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 21 Days on market

Built 1915 3,598 sqft lot Est $140k · 50% under

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just a fresh coat of paint will go a long way. Enjoy evenings on the front porch or possibly convert the space into additional living area. The home as a new(er) architectural style shingle roof. Other highlights include: refinished kitchen cabinets, insulated windows, circuit breaker electric, copper lines and carport parking.

Key facts

• 3,598 sq ft lot
• Parking
• Built 1915

Property features AI

Finance

• Other: Above-grade finished area reported as 672 (source: assessor); Living area noted as 672 (see remarks); Lot size approximately 0.0826 acre (public records)

Exterior

• Parking: Detached 1-car carport; On-site parking (total 1 space)
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, natural gas, sewer and water connected
• Home design: Single-family residence; One level; Private ownership; Property listed as fixer condition; House structure type; Basement present; Permanent foundation
• Construction: Aluminum siding; Architectural shingle roof
• Exterior features: Awning(s); Partial chain-link fencing; Storm door(s); Interior, rectangular lot; Asphalt road frontage on a county road

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; High ceilings; Insulated windows; Basement with 8 ft+ poured concrete
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.3% in Lemay — 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 (#213 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime F.
• Hancock Place (suburban): math 30% / reading 34% proficiency, ranked #251 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hancock Place Elem. (math 34% / reading 34%, grade F, #739 of 1,115 statewide, top 67%, 616 students, 74% FRL); Hancock Sr. High (math 22% / reading 47%, grade F, #321 of 521 statewide, top 67%, 389 students, 91% FRL) — zoned schools average 83% FRL vs 57% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 17% of the median local income ($62k/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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• 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 $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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 F 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: 1.24% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Rauhut Ave	0.15mi	2/1.0 (+1)	712 (+6%)	2mo	$146,500	$206	77
9723 Gentry Ave	0.20mi	2/2.0 (+1)	672 (0%)	7mo	$170,000	$253	76
335 Horn Ave	0.47mi	1/1.0	672 (0%)	6mo	$129,900	$193	73
1408 Dammert Ave	0.24mi	1/1.0	720 (+7%)	8mo	$164,900	$229	71
206 Waller Ave	0.60mi	1/1.0	684 (+2%)	1mo	$99,500	$145	68
223 W Felton Ave	0.37mi	2/1.0 (+1)	624 (-7%)	4mo	$63,690	$102	62
1710 Telegraph Rd	0.41mi	2/2.0 (+1)	700 (+4%)	3mo	$90,000	$129	62
303 Weiss Ave	0.42mi	2/1.0 (+1)	700 (+4%)	8mo	$169,900	$243	62
1214 Wachtel Ave	0.12mi	2/1.5 (+1)	768 (+14%)	9mo	$159,900	$208	56
301 Weiss Ave	0.42mi	2/1.0 (+1)	720 (+7%)	10mo	$164,900	$229	55
407 Morris Ave	0.55mi	2/1.0 (+1)	744 (+11%)	10mo	$162,500	$218	44
208 W Arlee Ave	0.47mi	2/1.0 (+1)	764 (+14%)	12mo	$132,500	$173	41

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,259
• Equity at exit: $10,437

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $17,369
• Equity at exit: $6,052

Cash invested: $19,600 (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 63125

• Active inventory: 148
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $870 high
• Mortgage (P&I): −$367
• Tax from tax record: −$93 /mo · $1,121/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $198

Break-even live

Break-even rent $620

Max offer price $70,000

Occupancy floor 72%

Sensitivity live

Price	-10% $237	-5% $217	+0% $198	+5% $178	+10% $158
Rent	-10% $129	-5% $163	+0% $198	+5% $232	+10% $266
Rate	-1.0pp $233	-0.5pp $215	base $198	+0.5pp $179	+1.0pp $161

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9982 S Broadway Unit 5R St. Louis, MO	—	1.0	500	$650	$1.30	25d	1	0.88mi
9982 S Broadway Unit 2R St. Louis, MO	—	1.0	500	$685	$1.37	45d	1	0.88mi
9982 S Broadway Unit 4R St. Louis, MO	—	1.0	500	$675	$1.35	45d	1	0.88mi
9982 S Broadway Unit 3L St. Louis, MO	—	1.0	500	$650	$1.30	17d	1	0.88mi
8511 Idaho Ave Unit 1st Floor St. Louis, MO	1.0	1.0	750	$850	$1.13	13d	1	1.01mi
274 Kingston Dr St. Louis, MO	2.0	1.0	522	$999	$1.91	0d	4	1.08mi
8125 Michigan Ave St. Louis, MO	1.0–2.0	1.0–2.0	797	$820	$1.03	16d	1	1.25mi
315 Sigsbee Ave Saint Louis, MO	2.0	1.0	700	$850	$1.21	23d	1	1.41mi
7851 Bandero Dr Saint Louis, MO	1.0–2.0	1.0	800	$1,000	$1.25	13d	1	1.45mi
807 W Courtois St Apt B St. Louis, MO	1.0	1.0	600	$735	$1.23	45d	1	1.47mi
1908 Via Veneto Dr St. Louis, MO	1.0–2.0	1.0	800	$929	$1.16	3d	3	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $70,000 Active 21 DOM
2. 2026-06-18
   days on market $70,000 Active 18 DOM
3. 2026-06-17
   days on market $70,000 Active 17 DOM
4. 2026-06-16
   days on market $70,000 Active 16 DOM
5. 2026-06-15
   days on market $70,000 Active 15 DOM
6. 2026-06-13
   days on market $70,000 Active 13 DOM
7. 2026-06-13
   days on market $70,000 Active 12 DOM
8. 2026-06-09
   days on market $70,000 Active 9 DOM
9. 2026-06-08
   days on market $70,000 Active 8 DOM
10. 2026-06-07
    days on market $70,000 Active 7 DOM
11. 2026-06-03
    days on market $70,000 Active 3 DOM
12. 2026-06-02
    days on market $70,000 Active 2 DOM
13. 2026-06-01
    statusdays on market $70,000 Active 1 DOM
14. 2026-05-31
    days on market $70,000 Coming Soon 3 DOM
15. 2026-05-28
    historical $70,000

ⓘ 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: $1,121 · $93/mo
• Projected year-2 tax: $1,121 · $93/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 ≥108°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,440
• − Mortgage interest: −$3,921
• − Property taxes: −$1,121
• − Insurance: −$350
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$2,036
• Taxable income: $1,341
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $2,049/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: Hancock Place
• NCES district ID: 2913620
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $41,890
• Composite: 27.08/100
• National rank: #7048
• State rank: #251 of 324 in MO

Livability — Lemay

• Score: 67/100
• State rank: #213
• US rank: #10652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lemay, MO
• County: Saint Louis County · 888,823 people
• City population: 33,294
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,294
• Household income: $61,624
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 631.0

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 White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: American 9% Romanian 3% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 83% English-only · Russian/Polish/Slavic 11% Spanish 3% Vietnamese 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: ▼ -173.27%
• Current HPI: 234.3792
• 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

1 event — show timeline

• 2026-05-28 Coming Soon $70,000 MARIS as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2022): $1,121 · +1.7% YoY. Source: county tax records.