13339 Rosebank Ln · Valley Park, MO 63122

$75,000

3 bd · 1.0 ba · 1,597 sqft · SingleFamily public records · 1 Days on market

Built 1946 0.64 ac lot ↓ 46% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

An exceptional investment opening has arrived in unincorporated St. Louis County! Boasting a highly coveted Kirkwood zip code and placement within the premier Parkway South school district, this unique property offers a 3-bedroom, 1-bathroom all-electric residence resting on an expansive lot of nearly three-quarters of an acre. The true prize here is the acreage itself, which delivers a peaceful, rustic ambiance right in the center of the county and backs directly up to protected railroad woodlands, ensuring permanent backyard privacy. With nearby new constructions easily exceeding the $400K mark, the premium land value makes this a goldmine for developers looking to potentially subdivide f

Key facts

• Expansive lot
• Kirkwood zip code
• 0.64 acre lot

Tags

• KIRKWOOD ZIP CODE
• PARKWAY SOUTH SCHOOL DISTRICT
• EXPANSIVE LOT
• PROTECTED RAILROAD WOODLANDS
• PERMANENT BACKYARD PRIVACY
• PRIVATE SEPTIC SYSTEM

Property features AI

Finance

• Other: Owner-held/contract ownership
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank; Electricity (single phase); Electricity connected; Water connected
• Home design: Single-family house; One story
• Construction: Vinyl siding; Block basement
• Exterior features: Gentle sloping lot; Lot dimensions approximately 150 x 200

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard heating (electric); Wall/window air conditioning units; Ceiling fans
• Interior features: Wood-burning fireplace located in the basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 21.8% vs local median 3.9% in Valley Park — 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 71/100 on livability (#118 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Parkway C-2 (suburban): math 49% / reading 62% proficiency, ranked #18 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Barretts Elem. (math 67% / reading 67%, grade B+, #46 of 1,115 statewide, top 5%, 353 students, 7% FRL); South High (math 42% / reading 68%, grade C, #65 of 521 statewide, top 13%, 1,598 students, 23% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 211 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 17% of the median local income ($136k/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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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: property tax is 2.6% of price; built in 1946 — 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 $75,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.63% ✓
• Cap rate: 21.75%
• Cash-on-cash: 55.21%
• DSCR: 3.46
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $487,085
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13110 Big Bend Rd	0.51mi	3/1.0	1,692 (+6%)	8mo	$140,000	$83	60
2402 Saint Giles Rd	0.74mi	3/2.0	1,608 (+1%)	3mo	$525,000	$326	58
2463 Saint Giles Rd	0.60mi	3/2.0	1,537 (-4%)	5mo	$399,000	$260	57
709 Cheviot Ct	0.73mi	3/2.0	1,600 (+0%)	6mo	$489,900	$306	57
760 Pebbleshire Ln	0.62mi	3/2.0	1,694 (+6%)	1mo	$399,000	$236	56
13264 Rosebank Ln	0.15mi	3/2.0	1,784 (+12%)	20mo	$595,000	$334	53
2401 Saint Giles Rd	0.74mi	3/2.0	1,649 (+3%)	9mo	$649,900	$394	49
774 Galway Dr	0.67mi	3/2.0	1,589 (-0%)	20mo	$450,000	$283	47
2915 Ozark Dr	0.49mi	3/2.0	1,392 (-13%)	10mo	$425,000	$305	43

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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 57.8%
• Equity multiple: 3.71×
• Total profit: $56,906
• Equity at exit: $11,183

10-year hold

• IRR: 64.0%
• Equity multiple: 8.72×
• Total profit: $162,041
• Equity at exit: $6,485

Cash invested: $21,000 (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 63122

• Rents YoY: 6.6%
• Active inventory: 211
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$393
• Tax from tax record: −$165 /mo · $1,976/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $966

Break-even live

Break-even rent $746

Max offer price $75,000

Occupancy floor 46%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1157 Timberbrook Dr Kirkwood, MO	1.0–3.0	1.0–2.5	1336	$2,528	$1.89	2d	28	1.21mi
885 Forest Ave #302 Valley Park, MO	2.0	2.0	1085	$1,450	$1.34	24d	1	1.22mi
885 Forest Ave Valley Park, MO	2.0	2.0	1085	$1,450	$1.34	44d	1	1.22mi
895 Forest Ave Valley Park, MO	2.0	2.0	1085	$1,450	$1.34	15d	1	1.23mi
1926 Hunting Lake Ct Kirkwood, MO	3.0	2.0	1216	$2,000	$1.64	2d	1	1.41mi
1951 Greenpoint Dr Kirkwood, MO	3.0	2.0	1216	$1,650	$1.36	19d	1	1.43mi
1943 Greenpoint Dr Kirkwood, MO	2.0	2.0	1216	$1,595	$1.31	7d	1	1.44mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $75,000 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: $1,976 · $165/mo
• Projected year-2 tax: $1,976 · $165/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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,626
• − Mortgage interest: −$4,201
• − Property taxes: −$1,976
• − Insurance: −$375
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$2,182
• Taxable income: $11,112
• Est. tax owed @ 24.0%: −$2,667
• After-tax cash flow: $8,927/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: Parkway C-2
• NCES district ID: 2923580
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 62% ▼ -2.00%
• Median HH income: $83,551
• Composite: 50.5/100
• National rank: #1851
• State rank: #18 of 324 in MO

Livability — Valley Park

• Score: 71/100
• State rank: #118
• US rank: #7284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 8,423
• Metro: St. Louis, MO-IL
• Population (ZIP): 41,634
• Household income: $136,385
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 738.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Black 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Chinese 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: ▼ -413.98%
• Current HPI: 242.2782
• Rent YoY: ▲ 6.63%
• 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

-46.4% since first listed

15 events — show timeline

• 2026-06-18 Listed $75,000 MARIS as Distributed by MLS Grid
• 2025-07-28 Pending — MARIS as Distributed by MLS Grid
• 2025-05-07 Relisted — MARIS as Distributed by MLS Grid
• 2025-04-29 Contingent — MARIS as Distributed by MLS Grid
• 2025-03-12 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2025-03-12 Listed $129,900 MARIS as Distributed by MLS Grid
• 2024-07-31 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-18 Contingent — MARIS as Distributed by MLS Grid
• 2024-05-14 Listed $129,900 MARIS as Distributed by MLS Grid
• 2024-03-26 Delisted — MARIS as Distributed by MLS Grid
• 2023-11-02 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2023-11-02 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2023-09-28 Listed $139,900 MARIS as Distributed by MLS Grid
• 2023-08-22 Listed $139,900 MARIS as Distributed by MLS Grid
• 1989-07-25 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2022): $1,976 · +0.7% YoY. Source: county tax records.