3406 Rex Ave · Breckenridge Hills, MO 63114

$94,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 53 Days on market

Built 1920 9,448 sqft lot $119/sqft · 8% below area Est $103k · 8% 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 +28.9/30.0
• ARV discount +11.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover a meticulously maintained single-family residence at 3406 Rex AVE, STLS MO 63114, an inviting home constructed in 1920. This property offers a unique blend of historic charm and modern convenience, providing an exceptional living experience within the vibrant community of STLS. The residence encompasses two thoughtfully appointed bedrooms, each offering comfortable dimensions and a serene atmosphere conducive to rest and personal retreat. Complementing these private spaces is a well-appointed bathroom, designed for both functionality and aesthetic appeal. Further enhancing the property's appeal is a versatile basement, offering additional storage solutions or potential for future c

Key facts

• Modern convenience
• Versatile basement
• Historic charm

Tags

• HISTORIC CHARM
• MODERN CONVENIENCE
• VERSATILE BASEMENT
• PRIVATE YARD
• OUTDOOR SANCTUARY

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No designated parking spaces reported
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single family residence; One level; House structure
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free‑standing electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central air; Other heating system
• Interior features: Full basement
• Laundry & utility: Slab foundation (utility access likely on main level or basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#193 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Ritenour (suburban): math 13% / reading 27% proficiency, ranked #304 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marion Elem. (math 18% / reading 30%, grade F, #907 of 1,115 statewide, top 81%, 475 students, 99% FRL); Ritenour Sr. High (math 9% / reading 36%, grade F, #455 of 521 statewide, top 88%, 1,873 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 118 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $95k implies a 418% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.30% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $103,430
• List price: $94,900
• Delta: -8.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3219 Royalton Ave	0.33mi	2/1.0	792 (-1%)	3mo	$102,500	$129	80
3220 Marvin Ave	0.33mi	2/1.0	812 (+2%)	6mo	$99,900	$123	77
3525 Wismer Rd	0.50mi	2/1.0	816 (+2%)	5mo	$148,500	$182	70
3329 Dix Ave	0.12mi	2/1.0	900 (+12%)	6mo	$130,000	$144	68
3294 W Tennyson Ave	0.42mi	2/1.0	744 (-7%)	6mo	$40,000	$54	64
25 Jonell Ct	0.45mi	2/1.0	864 (+8%)	2mo	$155,000	$179	64
3654 Boswell Ave	0.61mi	2/1.0	825 (+3%)	5mo	$95,000	$115	62
3106 Quiet Ln	0.43mi	2/1.0	724 (-10%)	3mo	$148,000	$204	62
3926 Edmundson Rd	0.63mi	2/1.0	768 (-4%)	4mo	$59,900	$78	60
9448 Harold Dr	0.55mi	2/1.0	864 (+8%)	2mo	$120,000	$139	59
9440 Baltimore Ave	0.55mi	2/2.0	720 (-10%)	4mo	$125,000	$174	50
3507 Westridge Ln	0.71mi	3/1.0 (+1)	864 (+8%)	1mo	$165,000	$191	48

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $3,956
• Equity at exit: $14,150

10-year hold

• IRR: 12.5%
• Equity multiple: 1.95×
• Total profit: $25,154
• Equity at exit: $8,205

Cash invested: $26,572 (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 63114

• Rents YoY: 2.0%
• Active inventory: 118
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$498
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $322

Break-even live

Break-even rent $827

Max offer price $94,900

Occupancy floor 69%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	24d	1	0.25mi
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,235	$1.88	11d	1	0.25mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.26mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	44d	1	0.26mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	22d	1	0.33mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	44d	1	0.34mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	44d	1	0.36mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	24d	1	0.46mi
3010 Woodson Rd Breckenridge Hills, MO	1.0	1.0	850	$895	$1.05	44d	1	0.49mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	24d	1	0.49mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	44d	1	0.51mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	3d	1	0.52mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	44d	1	0.52mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	44d	1	0.53mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	44d	1	0.55mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	44d	1	0.58mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	44d	1	0.77mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	0.78mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	24d	1	0.81mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	44d	1	0.88mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	44d	1	0.93mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	24d	1	0.97mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	20d	1	0.97mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	44d	1	1.04mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	24d	1	1.05mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	15d	1	1.08mi
8700 Crocus Ln Saint Louis, MO	1.0	1.0	700	$950	$1.36	8d	2	1.12mi
9987 Sloane Sq Unit 9987A St. Louis, MO	1.0	1.0	571	$695	$1.22	44d	1	1.27mi
9987 Sloane Sq Apt A St. Louis, MO	1.0	1.0	571	$695	$1.22	20d	1	1.27mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	4d	1	1.29mi
2323 Woodson Rd Apt I Overland, MO	1.0	1.0	650	$875	$1.35	8d	1	1.29mi
2323 Woodson Rd Apt J Overland, MO	1.0	1.0	605	$875	$1.45	44d	1	1.29mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	22d	1	1.30mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	18d	1	1.30mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	44d	1	1.30mi
2452 Ashland Ave Saint Louis, MO	2.0	1.0	1028	$1,350	$1.31	44d	1	1.44mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	44d	8	1.46mi

Listing history 20 events

1. 2026-06-17
   status $94,900 Pending 53 DOM
2. 2026-06-16
   days on market $94,900 Active 53 DOM
3. 2026-06-15
   days on market $94,900 Active 52 DOM
4. 2026-06-13
   days on market $94,900 Active 50 DOM
5. 2026-06-09
   days on market $94,900 Active 46 DOM
6. 2026-06-08
   days on market $94,900 Active 45 DOM
7. 2026-06-07
   days on market $94,900 Active 44 DOM
8. 2026-06-03
   days on market $94,900 Active 40 DOM
9. 2026-06-02
   days on market $94,900 Active 39 DOM
10. 2026-06-01
    days on market $94,900 Active 38 DOM
11. 2026-05-31
    days on market $94,900 Active 37 DOM
12. 2026-04-24
    listed $99,900 Active 932-char remark
13. 2020-02-11
    soldstatus $18,337
14. 2016-02-22
    soldstatus $1,050,000
15. 2007-04-25
    soldstatus $58,950
16. 2006-04-20
    soldstatus $85,000
17. 2004-04-22
    soldstatus $42,000
18. 2004-02-19
    soldstatus $20,250
19. 1999-12-06
    soldstatus $46,000
20. 1998-07-24
    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: $1,396 · $116/mo
• Projected year-2 tax: $1,396 · $116/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,816
• − Mortgage interest: −$5,316
• − Property taxes: −$1,396
• − Insurance: −$474
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,761
• Taxable income: $2,498
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $3,262/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: Ritenour
• NCES district ID: 2926640
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $41,410
• Composite: 17.04/100
• National rank: #9125
• State rank: #304 of 324 in MO

Livability — Breckenridge Hills

• Score: 68/100
• State rank: #193
• US rank: #10013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge Hills, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,969
• Household income: $55,870
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1595.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 11% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -276.62%
• Current HPI: 223.9305
• Rent YoY: ▲ 2.04%
• 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

+106.3% since first listed

11 events — show timeline

• 2026-06-17 Pending — MARIS as Distributed by MLS Grid
• 2026-05-29 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $99,900 MARIS as Distributed by MLS Grid
• 2020-02-11 Sold (Public Records) $18,337 Public Records
• 2016-02-22 Sold (Public Records) $1,050,000 Public Records
• 2007-04-25 Sold (Public Records) $58,950 Public Records
• 2006-04-20 Sold (Public Records) $85,000 Public Records
• 2004-04-22 Sold (Public Records) $42,000 Public Records
• 2004-02-19 Sold (Public Records) $20,250 Public Records
• 1999-12-06 Sold (Public Records) $46,000 Public Records
• 1998-07-24 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2022): $1,396 · +0.2% YoY. Source: county tax records.