5260 Edgemere Dr · Black Jack, MO 63033

$275,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 13 Days on market

Built 1986 0.25 ac lot Est $185k · 49% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Schools +1.7/10.0
• 1% rule +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to 5260 Edgemere Drive! This beautifully remodeled home is truly move-in ready and showcases quality updates throughout. The stunning new kitchen features crisp white cabinetry, updated countertops, modern fixtures, and plenty of workspace for cooking and entertaining. All bathrooms have been tastefully renovated with stylish finishes and contemporary design. Luxury vinyl plank flooring flows throughout the main level and into the finished lower level, creating a warm and cohesive feel. Additional updates include a newer roof, furnace, and air conditioning system, providing comfort, efficiency, and peace of mind for the next owner. The spacious floor plan offers comfortable living a

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1986

Property features AI

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Brick veneer and vinyl siding; Built with traditional foundation
• Exterior features: Covered front porch; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Free-standing refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Gas fireplace; Dishwasher; Microwave; Oven; Range; Free-standing refrigerator; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (34.1% below list).
• Recommended offer: $181k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 6.2% in Black Jack — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#132 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities 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: Jury Elem. (math 5% / reading 19%, grade F, #1,016 of 1,115 statewide, top 92%, 420 students, 99% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools average 75% FRL vs 53% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; list at $275k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,279 (34.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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?
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: 0.66% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $185,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5372 Priorybrook Rd	0.10mi	3/2.0	1,158 (-7%)	10mo	$199,900	$173	75
5199 Cheltenham Rd	0.40mi	3/2.0	1,272 (+2%)	12mo	$224,900	$177	69
29 Brixworth Ct	0.47mi	3/3.0	1,280 (+2%)	4mo	$220,000	$172	66
11148 Linnell Dr	0.54mi	3/1.5	1,302 (+4%)	2mo	$186,500	$143	65
2720 Redman Rd	0.44mi	3/2.0	1,319 (+6%)	10mo	$90,000	$68	62
2515 Linnell Dr	0.44mi	2/2.0 (-1)	1,082 (-13%)	1mo	$109,900	$102	51
4950 Patricia Ridge Dr	0.59mi	3/1.5	1,124 (-10%)	4mo	$177,500	$158	51
2633 Hadden Dr	0.65mi	3/3.0	1,164 (-7%)	7mo	$120,000	$103	48
11100 Landseer Dr	0.67mi	3/2.0	1,116 (-11%)	6mo	$187,000	$168	46
4895 Lockwig Trl	0.55mi	3/2.0	1,092 (-13%)	10mo	$124,900	$114	45
5237 Trailview Dr	0.75mi	3/2.0	1,402 (+12%)	0mo	$208,000	$148	44
2516 Netherton Dr	0.70mi	3/2.0	1,360 (+9%)	12mo	$73,200	$54	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.79×
• Total profit: $137,954
• Equity at exit: $247,742

10-year hold

• IRR: 20.7%
• Equity multiple: 6.75×
• Total profit: $443,032
• Equity at exit: $534,265

Cash invested: $77,000 (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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 218
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$195 /mo · $2,340/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-320

Break-even live

Break-even rent $2,217

Max offer price $218,545

Occupancy floor —

Sensitivity live

Price	-10% $-164	-5% $-242	+0% $-320	+5% $-397	+10% $-475
Rent	-10% $-463	-5% $-391	+0% $-320	+5% $-248	+10% $-176
Rate	-1.0pp $-181	-0.5pp $-250	base $-320	+0.5pp $-391	+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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	18d	1	0.61mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	0.68mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	2d	1	0.72mi
11321 Amboy Ln Saint Louis, MO	3.0	3.0	1182	$1,756	$1.49	2d	1	0.82mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	44d	1	0.87mi
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	8d	1	0.88mi
5320 Springtrail Dr Black Jack, MO	4.0	2.5	1712	$2,390	$1.40	22d	1	0.97mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,156	$0.94	2d	17	1.08mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	24d	1	1.10mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1561	$2,100	$1.35	2d	1	1.29mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	44d	1	1.29mi
1911 Redman Rd Saint Louis, MO	3.0	1.0	1454	$1,495	$1.03	2d	1	1.30mi

Listing history 12 events

1. 2026-06-18
   days on market $275,000 Active 13 DOM
2. 2026-06-17
   days on market $275,000 Active 12 DOM
3. 2026-06-16
   days on market $275,000 Active 11 DOM
4. 2026-06-15
   days on market $275,000 Active 10 DOM
5. 2026-06-13
   days on market $275,000 Active 8 DOM
6. 2026-06-13
   days on market $275,000 Active 7 DOM
7. 2026-06-09
   days on market $275,000 Active 4 DOM
8. 2026-06-08
   days on market $275,000 Active 3 DOM
9. 2026-06-07
   status $275,000 Active 2 DOM
10. 2026-06-05
    days on market $275,000 Coming Soon 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $275,000 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: $2,340 · $195/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$328/yr (+$27/mo · 14.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: $21,753
• − Mortgage interest: −$15,404
• − Property taxes: −$2,340
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$8,000
• Taxable loss: −$8,846
• Est. tax savings @ 24.0%: +$2,123
• After-tax cash flow: $-1,712/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 — Black Jack

• Score: 70/100
• State rank: #132
• US rank: #7706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Black Jack, MO
• County: Saint Louis County · 888,823 people
• City population: 42,258
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,056
• Household income: $66,776
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1429.0

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 (71%)
• Race & ethnicity: Black 71% White 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 13.78%
• Current HPI: 570.6
• Rent YoY: ▲ 7.51%
• 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

+329.0% since first listed

3 events — show timeline

• 2026-06-02 Coming Soon $275,000 MARIS as Distributed by MLS Grid
• 1991-03-27 Sold (Public Records) $64,100 Public Records
• 1989-09-01 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2022): $2,340 · +4.5% YoY. Source: county tax records.