4115 Ninetieth Ave · Old Jamestown, MO 63034

$228,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 56 Days on market

Built 1979 9,374 sqft lot $145/sqft · 23% above area Est $257k · 11% under

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Why this score? — see what drove the C- 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 +19.0/30.0
• ARV discount +12.6/15.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• 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

Welcome home! This charming 3-bedroom, 2-bath residence offers the space and versatility you’ve been seeking. Ample space is available in this great home, which includes - a cozy family room and a bonus den. The finished basement adds even more possibilities—think rec room, workout space, or hobby area. Step outside to a level yard perfect for gatherings, pets, or play. Complete with a 2-car garage, this home checks all the boxes! Seller to provide a Passed Occupancy Inspection.

Key facts

• 9,374 sq ft lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: Living area reported as 2,186; Above-grade finished area reported as 1,510
• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service (Ameren); Electricity, sewer and water connected
• Home design: Single-family residence; One-story house; Owner by contract
• Construction: Brick veneer and vinyl siding; House structure
• Exterior features: Level lot; Lot dimensions approximately 84 x 125 x 60 x 123

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning (electric)
• Interior features: Full basement; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/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 $224k (1.6% below list).
• Recommended offer: $221k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Zoned schools: Barrington Elem. (math 9% / reading 28%, grade F, #960 of 1,115 statewide, top 86%, 393 students, 53% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 70 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $66k; list at $228k implies a 245% 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 $221,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1979 — 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. 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: 0.98% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $257,435
• List price: $228,000
• Delta: -11.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15523 95th Ave	0.18mi	3/2.5	1,588 (+1%)	1mo	$260,000	$164	87
4028 Les Cherbourg Ln	0.15mi	3/2.0	1,537 (-2%)	4mo	$250,000	$163	87
628 Bugle Run Dr	0.42mi	3/2.0	1,627 (+4%)	1mo	$250,000	$154	73
620 Bugle Run Dr	0.40mi	3/2.0	1,629 (+4%)	4mo	$265,000	$163	71
14741 Mondoubleau Ln	0.41mi	3/2.0	1,491 (-5%)	2mo	$239,000	$160	71
4030 Tera Bera Dr	0.42mi	3/2.5	1,650 (+5%)	0mo	$244,700	$148	69
3906 Argonne Forest Dr	0.72mi	3/2.0	1,576 (+0%)	1mo	$269,900	$171	64
738 Waterfall Dr	0.49mi	3/2.0	1,495 (-5%)	6mo	$265,000	$177	64
3933 Arbre Ln	0.60mi	3/3.0	1,495 (-5%)	4mo	$229,900	$154	57
14663 Rouvre Dr	0.71mi	2/2.0 (-1)	1,669 (+6%)	3mo	$140,000	$84	48
3365 Brunswick Dr	0.67mi	3/2.0	1,800 (+15%)	1mo	$195,000	$108	43
3929 Hirondelle Ln	0.66mi	3/2.5	1,391 (-11%)	7mo	$215,000	$155	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-21,760
• Equity at exit: $33,996

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $628
• Equity at exit: $19,713

Cash invested: $63,840 (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: 70
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,243 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$243 /mo · $2,916/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $238

Break-even live

Break-even rent $1,941

Max offer price $228,000

Occupancy floor 84%

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15686 93rd Ave Florissant, MO	3.0	2.0	1370	$1,948	$1.42	12d	1	0.25mi
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	43d	1	0.99mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	43d	1	1.02mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	43d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $228,000 Active 56 DOM
2. 2026-06-17
   days on market $228,000 Active 55 DOM
3. 2026-06-16
   days on market $228,000 Active 54 DOM
4. 2026-06-16
   price $228,000 Active 53 DOM
5. 2026-06-15
   days on market $229,000 Active 53 DOM
6. 2026-06-13
   days on market $229,000 Active 51 DOM
7. 2026-06-13
   days on market $229,000 Active 50 DOM
8. 2026-06-09
   days on market $229,000 Active 47 DOM
9. 2026-06-08
   days on market $229,000 Active 46 DOM
10. 2026-06-07
    days on market $229,000 Active 45 DOM
11. 2026-06-05
    days on market $229,000 Active 42 DOM
12. 2026-06-03
    days on market $229,000 Active 41 DOM
13. 2026-06-02
    days on market $229,000 Active 40 DOM
14. 2026-06-01
    days on market $229,000 Active 39 DOM
15. 2026-05-31
    days on market $229,000 Active 38 DOM
16. 2026-05-07
    historical Active Under Contract 446-char remark
17. 2026-04-23
    listed $229,000 Active 446-char remark
18. 2026-04-23
    historical $229,000 446-char remark
19. 1980-09-01
    soldstatus $66,000

ⓘ 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: $2,916 · $243/mo
• Projected year-2 tax: $2,916 · $243/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $26,916
• − Mortgage interest: −$12,772
• − Property taxes: −$2,916
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − Depreciation: −$6,633
• Taxable loss: −$851
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $3,064/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

+245.5% since first listed

6 events — show timeline

• 2026-06-15 Price Changed $228,000 MARIS as Distributed by MLS Grid
• 2026-05-30 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-07 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $229,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $229,000 MARIS as Distributed by MLS Grid
• 1980-09-01 Sold (Public Records) $66,000 Public Records

Property tax history

+3.4%/yr

Latest (2022): $2,916 · +5.7% YoY. Source: county tax records.