9818 Tanbark Ln · Edmundson, MO 63134

$159,900

3 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 3 Days on market

Built 1959 7,679 sqft lot Est $134k · 19% over

---

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 +16.1/30.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom ranch with large living room, hugh eat-in kitchen with lots of cabinets, stainless steel appliances and double sink. French doors off the kitchen open to the fenced yard and patio. Updated bath, insulated windows, six panel doors and large storage area / electrical room off kitchen and opens to 1 car garage. Low maintenance vinyl exterior.

Key facts

• 7,679 sq ft lot
• Garage
• Built 1959

Property features AI

Exterior

• Parking: Garage with garage door opener; Off-street parking
• Utilities: Public water; Public sewer; Electric service (Ameren); Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One level
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Privacy fenced yard; Level lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Central air; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $81 ($974/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 $140k (12.2% below list).
• Recommended offer: $140k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#353 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, commute A-, housing B+; Watch: employment C-, crime F, 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: Kratz Elem. (math 9% / reading 25%, grade F, #967 of 1,115 statewide, top 88%, 538 students, 99% FRL); Hoech Middle (math 15% / reading 28%, grade F, #339 of 391 statewide, top 87%, 299 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 99% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 71 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 38% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $72k; list at $160k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,458 (12.2% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $134,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4423 Dabney Dr	0.09mi	3/1.0	1,152 (+1%)	4mo	$109,900	$95	90
4411 Edmundson Rd	0.18mi	3/1.0	1,104 (-3%)	1mo	$130,000	$118	86
9716 Margo Ann Ln	0.22mi	3/1.5	1,111 (-2%)	1mo	$135,000	$122	83
4426 Treadway Ln	0.06mi	3/1.0	1,008 (-11%)	1mo	$114,900	$114	78
4053 Jane Ave	0.28mi	3/1.0	1,224 (+8%)	2mo	$114,900	$94	72
3678 Elsa Ave	0.65mi	3/1.0	1,170 (+3%)	1mo	$110,000	$94	64
4332 Saint Leo Ln	0.60mi	3/1.0	1,068 (-6%)	2mo	$170,000	$159	60
4421 Ashby Rd	0.73mi	3/2.0	1,161 (+2%)	1mo	$184,900	$159	57
3904 Jane Ave	0.41mi	2/1.0 (-1)	1,263 (+11%)	4mo	$114,900	$91	54
9406 Bataan Dr	0.70mi	3/1.0	1,037 (-9%)	3mo	$175,000	$169	51
4204 Beauty Ln	0.40mi	4/1.5 (+1)	1,299 (+14%)	3mo	$140,000	$108	48
3931 Fairway Ct	0.53mi	4/1.5 (+1)	1,264 (+11%)	3mo	$249,900	$198	47

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-22,705
• Equity at exit: $23,842

10-year hold

• IRR: -7.9%
• Equity multiple: 0.53×
• Total profit: $-20,951
• Equity at exit: $13,825

Cash invested: $44,772 (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 63134

• Rents YoY: 1.6%
• Active inventory: 71
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$839
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $81

Break-even live

Break-even rent $1,302

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $172	-5% $126	+0% $81	+5% $36	+10% $-9
Rent	-10% $-30	-5% $26	+0% $81	+5% $137	+10% $192
Rate	-1.0pp $162	-0.5pp $122	base $81	+0.5pp $40	+1.0pp $-2

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	19d	1	0.21mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,685	$1.58	0d	1	0.39mi
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	45d	1	0.39mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	16d	1	0.40mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	45d	8	0.49mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	25d	1	0.54mi
4616 Country Ln St Ann, MO	1.0–2.0	1.0–2.0	808	$1,479	$1.83	0d	7	0.54mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	23d	1	0.65mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	45d	1	0.68mi
9675 Muriel Ave Unit 9709 Overland, MO	2.0	1.5	830	$1,200	$1.45	0d	1	0.69mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	5d	1	0.69mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	45d	1	0.69mi
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	6d	1	0.71mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	45d	1	0.85mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	6d	1	0.91mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	45d	1	0.98mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	45d	1	0.99mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	22d	1	1.03mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	25d	1	1.03mi
11276 Liana Ln Saint Ann, MO	2.0	1.0	780	$1,189	$1.52	6d	1	1.07mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	45d	1	1.08mi
10788 Tropic Dr Saint Ann, MO	2.0	1.0	828	$1,260	$1.52	45d	1	1.10mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	45d	1	1.19mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	45d	1	1.19mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	45d	1	1.21mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	19d	1	1.21mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	23d	1	1.34mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	45d	1	1.37mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	45d	1	1.37mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	25d	1	1.43mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	45d	1	1.49mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $159,900 Pending 3 DOM
2. 2026-06-03
   status $159,900 Active 1 DOM
3. 2026-06-02
   remarks 693-char remark
4. 2026-06-02
   listed $159,900 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: $1,480 · $123/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$72/yr (+$6/mo · 4.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°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: $16,855
• − Mortgage interest: −$8,957
• − Property taxes: −$1,480
• − Insurance: −$800
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$4,652
• Taxable loss: −$1,729
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $1,389/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 — Edmundson

• Score: 63/100
• State rank: #353
• US rank: #15711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edmundson, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 13,059
• Household income: $44,680
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 655.0

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 (66%)
• Race & ethnicity: Black 66% White 17% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11%

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: ▼ -164.02%
• Current HPI: 226.9524
• Rent YoY: ▲ 1.61%
• 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

+213.5% since first listed

20 events — show timeline

• 2026-06-01 Coming Soon $159,900 MARIS as Distributed by MLS Grid
• 2023-06-14 Sold (Public Records) — Public Records
• 2023-06-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-05-16 Pending — MARIS as Distributed by MLS Grid
• 2023-05-13 Relisted — MARIS as Distributed by MLS Grid
• 2023-04-24 Pending — MARIS as Distributed by MLS Grid
• 2023-04-18 Relisted — MARIS as Distributed by MLS Grid
• 2023-04-12 Pending — MARIS as Distributed by MLS Grid
• 2023-04-07 Listed $140,000 MARIS as Distributed by MLS Grid
• 2019-10-22 Sold (Public Records) $72,000 Public Records
• 2017-04-03 Sold (Public Records) $38,111 Public Records
• 2017-03-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-02-21 Pending — MARIS as Distributed by MLS Grid
• 2017-02-06 Listed $34,900 MARIS as Distributed by MLS Grid
• 2007-10-18 Sold (Public Records) $96,000 Public Records
• 2007-06-05 Sold (Public Records) $57,500 Public Records
• 2007-04-20 Sold (Public Records) $46,000 Public Records
• 1996-02-27 Sold (Public Records) $48,800 Public Records
• 1988-03-01 Sold (Public Records) — Public Records
• 1988-03-01 Sold (Public Records) $51,000 Public Records

Property tax history

+0.4%/yr

Latest (2022): $1,480 · +0.1% YoY. Source: county tax records.