1334 Fairmount Ct · St. Louis, MO 63139

$100,000

3 bd · 2.0 ba · 792 sqft · SingleFamily public records · 3 Days on market

Built 1946 4,621 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity for a flip or add to your rental portfolio. Real potential for equity in this home. Amazing location. 3 bed 2 bath home with off street parking, full basement, and a level lot with a ton of potential.

Key facts

• 4,621 sq ft lot
• Built 1946
• Listed 3 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service (other); Cable available
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Located on a cul-de-sac; Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Partially finished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.5% vs local median 5.0% in St. Louis — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Louis City (urban): math 10% / reading 18% proficiency, ranked #312 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mason Elem. (math 22% / reading 37%, grade F, #813 of 1,115 statewide, top 75%, 389 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 138 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.66% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.07%
• DSCR: 1.98
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $209,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1338 Fairmount Ct	0.01mi	2/1.0 (-1)	792 (0%)	1mo	$179,000	$226	90
1438 Central Ave	0.26mi	2/1.0 (-1)	799 (+1%)	5mo	$240,000	$300	73
1519 Sanford Ave	0.25mi	2/2.0 (-1)	840 (+6%)	4mo	$225,000	$268	70
1371 Louisville Ave	0.10mi	3/1.0	889 (+12%)	1mo	$149,900	$169	70
1122 Grandview Pl	0.27mi	3/1.5	864 (+9%)	2mo	$199,900	$231	68
6554 Mitchell Ter	0.40mi	2/1.0 (-1)	768 (-3%)	1mo	$194,900	$254	66
1523 Graham	0.50mi	2/1.0 (-1)	779 (-2%)	0mo	$199,900	$257	64
1414 Mccausland Ave	0.39mi	3/1.5	725 (-8%)	2mo	$369,900	$510	64
6821 W Park Ave	0.28mi	2/1.0 (-1)	836 (+6%)	6mo	$199,900	$239	63
6756 Dolan Pl	0.26mi	2/1.0 (-1)	864 (+9%)	6mo	$229,900	$266	59
1933 Blendon Pl	0.66mi	2/1.0 (-1)	756 (-4%)	6mo	$200,000	$265	48
6136 Victoria Ave	0.58mi	2/1.0 (-1)	864 (+9%)	2mo	$249,000	$288	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 · 5.39% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.74×
• Total profit: $20,761
• Equity at exit: $14,910

10-year hold

• IRR: 28.0%
• Equity multiple: 3.79×
• Total profit: $78,254
• Equity at exit: $8,646

Cash invested: $28,000 (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 63139

• Rents YoY: 5.4%
• Active inventory: 138
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$524
• Tax from tax record: −$228 /mo · $2,740/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $515

Break-even live

Break-even rent $1,006

Max offer price $100,000

Occupancy floor 64%

Sensitivity live

Price	-10% $572	-5% $543	+0% $515	+5% $487	+10% $458
Rent	-10% $384	-5% $449	+0% $515	+5% $580	+10% $646
Rate	-1.0pp $565	-0.5pp $540	base $515	+0.5pp $489	+1.0pp $463

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6620 Wise Ave Unit 6620 St. Louis, MO	2.0	2.0	664	$2,400	$3.61	44d	1	0.13mi
6605 Clayton Ave Saint Louis, MO	1.0–2.0	1.0–2.0	860	$1,723	$2.00	3d	8	0.21mi
6723 Glades Ave Saint Louis, MO	3.0	1.0	980	$1,750	$1.79	8d	1	0.43mi
6320 Berthold Ave Unit 1st Flr St. Louis, MO	2.0	1.0	750	$1,400	$1.87	24d	1	0.47mi
7018 Plateau Ave Saint Louis, MO	2.0	2.0	1040	$1,995	$1.92	2d	1	0.51mi
7027 Plateau Ave Saint Louis, MO	2.0	1.0	816	$1,750	$2.14	44d	1	0.52mi
6226-6238 Oakland Ave St. Louis, MO	1.0–2.0	1.0	571	$1,125	$1.97	3d	3	0.57mi
6238 Southwood Ave Unit 3S St. Louis, MO	2.0	2.0	1100	$1,595	$1.45	44d	1	0.70mi
2050 Yale Ave Maplewood, MO	2.0	1.0	700	$1,150	$1.64	24d	1	0.76mi
665 S Skinker Blvd Saint Louis, MO	3.0	1.0–2.0	1080	$3,500	$3.24	17d	40	0.77mi
665 S Skinker Blvd Saint Louis, MO	3.0	1.0–2.0	1080	$3,045	$2.82	2d	43	0.77mi
6300 N Rosebury Ave Saint Louis, MO	2.0	1.0	930	$1,595	$1.72	44d	1	0.79mi
6300 N Rosebury Ave Unit 1N Clayton, MO	2.0	1.0	930	$1,600	$1.72	44d	1	0.79mi
6302 N Rosebury Ave Unit 1W Clayton, MO	2.0	1.0	870	$1,200	$1.38	44d	1	0.80mi
6301 N Rosebury Ave Unit 3W Clayton, MO	2.0	1.0	870	$1,595	$1.83	44d	1	0.82mi
6323 S Rosebury Ave Unit 2E Clayton, MO	2.0	2.0	1100	$1,995	$1.81	18d	1	0.82mi
2533 Tamm Ave Saint Louis, MO	2.0	1.0	720	$1,550	$2.15	5d	1	0.87mi
5700 Highlands Plaza Dr Saint Louis, MO	3.0	1.0–2.0	1029	$4,100	$3.98	3d	24	0.94mi
2262 Yale Ave Saint Louis, MO	2.0	1.0	900	$2,700	$3.00	15d	1	1.01mi
7473 Wise Ave Saint Louis, MO	2.0	1.0	917	$1,295	$1.41	44d	1	1.02mi
7208 Zephyr Pl Apt 1E Maplewood, MO	2.0	1.0	1100	$1,199	$1.09	44d	1	1.07mi
2507 Bellevue Ave Unit 2507 1 Maplewood, MO	2.0	1.0	800	$1,245	$1.56	44d	1	1.07mi
7210 Lyndover Pl Unit 3E Maplewood, MO	2.0	1.0	800	$1,250	$1.56	8d	1	1.12mi
6225 Marmaduke Ave Saint Louis, MO	3.0	2.0	1008	$2,179	$2.16	5d	1	1.20mi
2624 Roseland Ter Saint Louis, MO	2.0	1.0	750	$1,045	$1.39	3d	2	1.21mi
6048 Southwest Ave St. Louis, MO	2.0	1.0	770	$1,200	$1.56	44d	1	1.22mi
1421 Claytonia Ter Unit 1F Richmond Heights, MO	2.0	1.0	855	$1,125	$1.32	11d	1	1.28mi
1146 Moorlands Dr Richmond Heights, MO	2.0	1.0	1075	$1,500	$1.40	44d	1	1.30mi
7560 Alicia Ave Saint Louis, MO	2.0	1.0	960	$1,650	$1.72	44d	1	1.36mi
6228 Arsenal St Unit 1F St. Louis, MO	2.0	1.0	1050	$1,250	$1.19	44d	1	1.39mi
7135 Canterbury Ave Saint Louis, MO	1.0–2.0	1.0–1.5	1016	$2,155	$2.12	20d	4	1.41mi

Listing history 3 events

1. 2026-06-02
   status $100,000 Pending 3 DOM
2. 2026-06-01
   days on market $100,000 Active 3 DOM
3. 2026-05-31
   days on market $100,000 Active 2 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: $2,740 · $228/mo
• Projected year-2 tax: $2,740 · $228/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 ≥107°F today · 20 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,889
• − Mortgage interest: −$5,602
• − Property taxes: −$2,740
• − Insurance: −$500
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$2,909
• Taxable income: $4,956
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $4,990/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: St. Louis City
• NCES district ID: 2929280
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $35,685
• Composite: 11.54/100
• National rank: #9699
• State rank: #312 of 324 in MO

Livability — St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Louis, MO
• County: Saint Louis City · 254,015 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 21,631
• Household income: $75,757
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 653.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 315,737 people
• By 2030: 313,865 · -0.6%
• By 2040: 305,439 · -3.3%
• By 2050: 296,529 · -6.1%
• By 2075: 271,028 · -14.2%
• By 2100: 255,359 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 16% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · St. Louis

• 2024 margin: Solid D (+64.7) · D 81.4% · R 16.7% · Other 2.0%
• 2008→2024 swing: -3.5pp toward R · 2008: 68.2pp · 2024: 64.7pp
• All cycles: 2024: D+64.7 2020: D+66.2 2016: D+63.7 2012: D+66.6 2008: D+68.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -277.54%
• Current HPI: 256.7513
• Rent YoY: ▲ 5.39%
• 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

+1.0% since first listed

4 events — show timeline

• 2026-05-29 Listed $100,000 MARIS as Distributed by MLS Grid
• 2008-01-07 Sold (Public Records) $153,000 Public Records
• 2004-01-13 Sold (Public Records) $99,000 Public Records
• 2004-01-13 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2024): $2,740 · +5.1% YoY. Source: county tax records.