9817 Kimker Ln · Sunset Hills, MO 63127

$399,900

3 bd · 1.5 ba · 1,690 sqft · SingleFamily public records · 22 Days on market

Built 1969 1.40 ac lot $237/sqft · 15% above area Est $451k · 11% under $25/mo HOA · 1% of rent

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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 +28.5/30.0
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to own 1.4 acres in Sunset Hills. Fantastic home that needs some cosmetic work on the inside. 3 bed 2 full 1 half bath ranch with huge covered side patio. Kitchen with breakfast room, separate dining room, living room with woodburning fireplace, family room, primary bedroom w half bath and two additional bedrooms. Lower level features walk out, rec room, large storage area, full bath and woodburning fireplace. 2 car Tuck under garage. Septic needs installation but permit granted. Great for a renovation or build your own custom home. No subdivision HOA. Annual road maintenance fee of $300.00. Property to be sold AS IS. Buyer to obtain any municipal occupancy permits if app

Key facts

• 1.4 acres
• Separate dining room
• Family room

Tags

• 1.4 ACRES
• HUGE COVERED SIDE PATIO
• KITCHEN WITH BREAKFAST ROOM
• SEPARATE DINING ROOM
• FAMILY ROOM
• LOWER LEVEL FEATURES WALK OUT

Property features AI

Finance

• Other: Living area reported as 2,200 total (1,690 above grade); Lot approximately 1.4 acres
• HOA & community: Road-maintenance association (annual fee $300 covering maintenance of parking/roads)

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public water available; Sewer not connected (septic needed); Electricity connected; Natural gas connected; Electric service described as Other
• Home design: Single-family residence (residential); One level
• Construction: Brick and vinyl siding exterior
• Exterior features: Covered patio and side porch; Private yard; Some trees on the property

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level); Additional full bathroom in the lower level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Bay windows; Two fireplaces (living room and basement); Partially finished basement with walk-out access and storage; Basement includes a bathroom
• Laundry & utility: Laundry room (lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Recommended offer: $394k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.2% in Sunset Hills — 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 64/100 on livability (#317 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Lindbergh Schools (suburban): math 41% / reading 55% proficiency, ranked #38 of 324 in MO (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Concord Elem. School (math 43% / reading 62%, grade C-, #226 of 1,115 statewide, top 21%, 552 students, 10% FRL); Lindbergh Sr. High (math 56% / reading 70%, grade B-, #26 of 521 statewide, top 5%, 2,235 students, 12% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.

Recommended offer $393,901 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.25% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.94%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (median comp): $451,039
• List price: $399,900
• Delta: -11.34%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12820 Weber Hill Rd	0.10mi	3/2.0	1,505 (-11%)	13mo	$385,000	$256	64

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $18,058
• Equity at exit: $59,626

10-year hold

• IRR: 13.7%
• Equity multiple: 2.09×
• Total profit: $122,425
• Equity at exit: $34,576

Cash invested: $111,972 (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 63127

• Home prices YoY: -28.1%
• Active inventory: 32
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $4,995 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$356 /mo · $4,277/yr
• Insurance: −$167
• HOA: −$25
• Vacancy / Maint / Mgmt: −$1,049
• Net cashflow: $1,301

Break-even live

Break-even rent $3,348

Max offer price $399,900

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Fury Dr Fenton, MO	4.0	3.0	2188	$4,995	$2.28	1d	1	1.47mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 6 events

1. 2026-06-07
   statusdays on market $399,900 Pending 22 DOM
2. 2026-06-03
   days on market $399,900 Active 19 DOM
3. 2026-06-02
   days on market $399,900 Active 18 DOM
4. 2026-06-01
   days on market $399,900 Active 17 DOM
5. 2026-05-31
   days on market $399,900 Active 16 DOM
6. 2026-05-15
   listed $399,900 Active 717-char remark

ⓘ 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: $4,277 · $356/mo
• Projected year-2 tax: $4,277 · $356/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,940
• − Mortgage interest: −$22,401
• − Property taxes: −$4,277
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,795
• − Management: −$4,795
• − HOA: −$300
• − Depreciation: −$11,633
• Taxable income: $9,739
• Est. tax owed @ 24.0%: −$2,337
• After-tax cash flow: $13,274/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: Lindbergh Schools
• NCES district ID: 2918690
• Math proficiency: 41% ▼ -18.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $66,145
• Composite: 42.62/100
• National rank: #3186
• State rank: #38 of 324 in MO

Livability — Sunset Hills

• Score: 64/100
• State rank: #317
• US rank: #14539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunset Hills, MO
• City population: 5,161
• Population (ZIP): 5,161

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 2%
• Common ancestry: Lithuanian 5% Romanian 2% Slovak 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -88.60%
• Current HPI: 226.4546
• Rent YoY: —
• Metro: —
• 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

• 2026-06-07 Pending — MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $399,900 MARIS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2022): $4,277 · +0.5% YoY. Source: county tax records.