4162 Bugle Bend Dr · Old Jamestown, MO 63034

$270,000

4 bd · 2.5 ba · 2,124 sqft · SingleFamily public records · 9 Days on market

Built 1986 0.32 ac lot Est $263k · at est. $15/mo HOA · 1% of rent

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Why this score? — see what drove the D 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 +16.0/30.0
• ARV discount +6.4/15.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• 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

Nestled in a quiet cul-de-sac, this inviting 4-bedroom, 3.5-bath home offers the perfect blend of space, comfort, and privacy. Filled with natural light, the spacious interior creates a warm and welcoming atmosphere, while the cozy wood-burning fireplace serves as a beautiful focal point for gathering with family and friends. The finished basement provides valuable additional living space, ideal for a recreation room, home office, workout area, or guest accommodations. Step outside to enjoy the screened-in porch, perfect for relaxing with your morning coffee or unwinding in the evening. The huge private backyard offers endless possibilities for entertaining, gardening, play, or simply enjoy

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1986

Property features AI

Finance

• HOA & community: Part of FOX LAKE association; Association provides management and common ground; Annual association fee of $175 (covers common area maintenance)

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; Two levels; Residential property
• Construction: Wood siding; Architectural shingle roof
• Exterior features: Private yard; Back yard; Located on a cul-de-sac; Few trees; Level lot

Interior

• Kitchen: Electric range; Refrigerator; Freezer
• Bedrooms: Four bedrooms (all on the upper level)
• Flooring: Hardwood flooring; Other flooring
• Bathrooms: Three full bathrooms and one half bathroom; Upper level contains two full baths; Lower level contains one full bath; Main level contains one half bath
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Finished basement with storage; Fireplace in family room (masonry, raised hearth, wood burning)
• Laundry & utility: Washer and dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (7.7% below list).
• Recommended offer: $249k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.2% 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.
• Zoned schools: Barrington Elem. (math 9% / reading 28%, grade F, #960 of 1,115 statewide, top 86%, 393 students, 53% FRL); North Middle (math 16% / reading 28%, grade F, #332 of 391 statewide, top 86%, 674 students, 55% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 72 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $249,156 (7.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.92% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $263,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4086 Waterfall Dr	0.35mi	4/2.5	2,193 (+3%)	3mo	$300,000	$137	76
3820 Grand National Dr	0.33mi	4/2.5	2,266 (+7%)	2mo	$270,000	$119	72
1025 Exacta Ct	0.38mi	4/3.0	2,026 (-5%)	5mo	$220,000	$109	68
4214 Goodness Ct	0.33mi	4/2.5	2,252 (+6%)	9mo	$327,500	$145	67
1025 Patience Dr	0.53mi	4/3.0	2,046 (-4%)	6mo	$225,000	$110	62
4187 Vaile Ave	0.46mi	4/2.5	2,336 (+10%)	5mo	$349,900	$150	58
15684 Birkemeier Dr	0.44mi	5/3.0 (+1)	2,325 (+10%)	5mo	$275,000	$118	52
16328 Hampden Pl	0.57mi	3/2.0 (-1)	2,368 (+12%)	2mo	$239,900	$101	45
3847 Trinity Cir	0.65mi	4/2.0	2,340 (+10%)	9mo	$289,900	$124	43
644 Shadow Rock Dr	0.74mi	4/2.5	1,874 (-12%)	6mo	$165,000	$88	41
973 Brookfield Chase Ct	0.59mi	5/3.0 (+1)	2,405 (+13%)	3mo	$420,000	$175	41
14736 Verdun Estates Dr	0.66mi	3/2.0 (-1)	1,848 (-13%)	7mo	$270,000	$146	35

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-35,386
• Equity at exit: $40,258

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-19,987
• Equity at exit: $23,345

Cash invested: $75,600 (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 63034

• Active inventory: 72
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,492 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$112
• HOA: −$15
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $131

Break-even live

Break-even rent $2,326

Max offer price $270,000

Occupancy floor 90%

Sensitivity live

Price	-10% $284	-5% $207	+0% $131	+5% $55	+10% $-22
Rent	-10% $-66	-5% $33	+0% $131	+5% $229	+10% $328
Rate	-1.0pp $267	-0.5pp $200	base $131	+0.5pp $61	+1.0pp $-10

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 Advance Dr Florissant, MO	3.0	3.0	2260	$2,050	$0.91	6d	1	1.17mi
3710 Woodman Dr Florissant, MO	4.0	1.5	1802	$2,046	$1.14	0d	1	1.18mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	45d	1	1.35mi
3145 Matlock Dr Florissant, MO	4.0	2.0	1796	$2,200	$1.22	0d	1	1.43mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 15 events

1. 2026-06-21
   days on market $270,000 Active 9 DOM
2. 2026-06-18
   days on market $270,000 Active 6 DOM
3. 2026-06-17
   days on market $270,000 Active 5 DOM
4. 2026-06-16
   days on market $270,000 Active 4 DOM
5. 2026-06-15
   days on market $270,000 Active 3 DOM
6. 2026-06-13
   statusdays on market $270,000 Active 1 DOM
7. 2026-06-09
   days on market $270,000 Coming Soon 10 DOM
8. 2026-06-08
   days on market $270,000 Coming Soon 9 DOM
9. 2026-06-07
   days on market $270,000 Coming Soon 8 DOM
10. 2026-06-05
    days on market $270,000 Coming Soon 5 DOM
11. 2026-06-03
    days on market $270,000 Coming Soon 4 DOM
12. 2026-06-02
    days on market $270,000 Coming Soon 3 DOM
13. 2026-06-01
    days on market $270,000 Coming Soon 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $270,000 Coming Soon 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: $3,527 · $294/mo
• Projected year-2 tax: $3,527 · $294/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: $29,899
• − Mortgage interest: −$15,124
• − Property taxes: −$3,527
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − HOA: −$180
• − Depreciation: −$7,855
• Taxable loss: −$2,921
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $2,273/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

2 events — show timeline

• 2026-05-30 Coming Soon $270,000 MARIS as Distributed by MLS Grid
• 1986-08-01 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2022): $3,527 · +5.7% YoY. Source: county tax records.