3092 Wintergreen Dr · Old Jamestown, MO 63033

$180,000

3 bd · 2.0 ba · 1,390 sqft · SingleFamily public records · 83 Days on market

Built 1967 8,232 sqft lot Est $222k · 19% under $2/mo HOA

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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 +18.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +4.9/10.0
• Rent growth +4.4/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome to this recently renovated beautiful ranch home with loads of features! Newer driveway, newer window, newer furnace.v . Central vacuum system. Newer countertops. Lower level big recreation room with wet bar, walk-in closet and half bath provides plenty of entertaining space. AS-IT sale.

Key facts

• Newer countertops
• Newer furnace
• Newer driveway

Tags

• NEWER DRIVEWAY
• NEWER WINDOW
• NEWER FURNACE
• CENTRAL VACUUM SYSTEM
• NEWER COUNTERTOPS
• LOWER LEVEL RECREATION ROOM

Property features AI

Finance

• Other: Seller may consider concessions; Home warranty not provided
• HOA & community: Annual association fee: $25

Exterior

• Parking: Attached 2-car garage with garage door opener; Off-street parking (additional spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available (Single Phase, Three Phase, Ameren); Natural gas available
• Home design: Single-family residence; One level
• Construction: Brick veneer and frame construction
• Exterior features: Covered patio; Patio; Level lot; Near public transit; Above-ground pool

Interior

• Kitchen: Cooktop; Electric range / electric oven; Down draft; Microwave; Dishwasher; Disposal; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning (electric)
• Interior features: Kitchen/dining room combo; Kitchen island; Eat-in kitchen; Pantry; Bar; Full basement, partially finished with sump pump; Family room fireplace (wood burning); additional fireplace access from recreation room; Smoke detector(s)
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/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 $179k (0.8% below list).
• Recommended offer: $169k (6.0% 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.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 221 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 32% 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago 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 $81k; list at $180k implies a 122% 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 $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $222,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2756 Aberdeen Dr	0.39mi	3/2.0	1,380 (-1%)	8mo	$229,000	$166	74
2560 Woodsage Dr	0.53mi	3/3.0	1,390 (0%)	1mo	$220,000	$158	70
2130 Barcelona Dr	0.52mi	3/2.0	1,414 (+2%)	7mo	$245,000	$173	67
4 Cameo Ct	0.71mi	3/2.5	1,405 (+1%)	1mo	$150,000	$107	63
14741 Mondoubleau Ln	0.59mi	3/2.0	1,491 (+7%)	2mo	$239,000	$160	58
2490 Yorkshire Dr	0.71mi	3/3.0	1,407 (+1%)	7mo	$260,000	$185	55
2953 New Castle Dr	0.33mi	4/2.0 (+1)	1,545 (+11%)	7mo	$225,000	$146	55
4023 Monsols Dr	0.64mi	3/2.0	1,474 (+6%)	9mo	$201,900	$137	53
2550 Cheshire Dr	0.53mi	4/2.0 (+1)	1,517 (+9%)	9mo	$264,900	$175	47
2910 Wellington Dr	0.71mi	4/2.0 (+1)	1,517 (+9%)	2mo	$159,900	$105	46
3906 Argonne Forest Dr	0.73mi	3/2.0	1,576 (+13%)	2mo	$269,900	$171	42
13915 Le Sabre Dr	0.70mi	3/2.0	1,564 (+12%)	9mo	$240,000	$153	39

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: 29.2%
• Equity multiple: 3.35×
• Total profit: $118,321
• Equity at exit: $162,158

10-year hold

• IRR: 26.8%
• Equity multiple: 8.14×
• Total profit: $359,776
• Equity at exit: $349,700

Cash invested: $50,400 (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: 221
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$944
• Tax from tax record: −$204 /mo · $2,453/yr
• Insurance: −$75
• HOA: −$2
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $185

Break-even live

Break-even rent $1,551

Max offer price $180,000

Occupancy floor 85%

Sensitivity live

Price	-10% $287	-5% $236	+0% $185	+5% $134	+10% $83
Rent	-10% $44	-5% $115	+0% $185	+5% $256	+10% $326
Rate	-1.0pp $276	-0.5pp $231	base $185	+0.5pp $139	+1.0pp $91

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,225	$1.50	0d	12	0.18mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	16d	1	0.61mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	16d	1	0.63mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	45d	1	0.70mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	45d	1	0.74mi
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	45d	1	0.74mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	9d	1	0.92mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	45d	1	1.02mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	45d	1	1.02mi
15686 93rd Ave Florissant, MO	3.0	2.0	1370	$1,948	$1.42	13d	1	1.17mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	1.36mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 31 events

1. 2026-06-21
   days on market $180,000 Active 83 DOM
2. 2026-06-18
   days on market $180,000 Active 80 DOM
3. 2026-06-17
   days on market $180,000 Active 79 DOM
4. 2026-06-16
   days on market $180,000 Active 78 DOM
5. 2026-06-15
   days on market $180,000 Active 77 DOM
6. 2026-06-13
   days on market $180,000 Active 75 DOM
7. 2026-06-13
   days on market $180,000 Active 74 DOM
8. 2026-06-09
   days on market $180,000 Active 71 DOM
9. 2026-06-08
   days on market $180,000 Active 70 DOM
10. 2026-06-07
    days on market $180,000 Active 69 DOM
11. 2026-06-05
    days on market $180,000 Active 66 DOM
12. 2026-06-03
    days on market $180,000 Active 65 DOM
13. 2026-06-02
    days on market $180,000 Active 64 DOM
14. 2026-06-01
    days on market $180,000 Active 63 DOM
15. 2026-05-31
    days on market $180,000 Active 62 DOM
16. 2026-05-18
    status Active
17. 2026-04-15
    status Pending
18. 2026-03-19
    status Active
19. 2026-03-13
    status Pending
20. 2026-02-20
    listed $180,000 Active
21. 2026-01-28
    soldstatus Closed 297-char remark

    Show marketing remark (297 chars)

    Welcome to this recently renovated beautiful ranch home with loads of features! Newer driveway, newer window, newer furnace.v . Central vacuum system. Newer countertops. Lower level big recreation room with wet bar, walk-in closet and half bath provides plenty of entertaining space. AS-IT sale.

22. 2026-01-10
    status Active 297-char remark

    Show marketing remark (297 chars)

    Welcome to this recently renovated beautiful ranch home with loads of features! Newer driveway, newer window, newer furnace.v . Central vacuum system. Newer countertops. Lower level big recreation room with wet bar, walk-in closet and half bath provides plenty of entertaining space. AS-IT sale.

23. 2025-11-02
    listed $185,000 Active 297-char remark

    Show marketing remark (297 chars)

    Welcome to this recently renovated beautiful ranch home with loads of features! Newer driveway, newer window, newer furnace.v . Central vacuum system. Newer countertops. Lower level big recreation room with wet bar, walk-in closet and half bath provides plenty of entertaining space. AS-IT sale.

24. 2025-09-03
    listed $205,000 Active
25. 2018-04-23
    soldstatus $81,000
26. 2018-04-20
    soldstatus Closed
27. 2018-03-28
    status Pending
28. 2018-03-25
    listed $81,800 Active
29. 2007-04-09
    soldstatus
30. 1993-12-02
    soldstatus
31. 1987-07-01
    soldstatus $86,500

ⓘ 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: $2,453 · $204/mo
• Projected year-2 tax: $2,453 · $204/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 ≥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: $21,428
• − Mortgage interest: −$10,083
• − Property taxes: −$2,453
• − Insurance: −$900
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$24
• − Depreciation: −$5,236
• Taxable loss: −$697
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $2,391/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 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): 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

+108.1% since first listed

16 events — show timeline

• 2026-05-18 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-15 Pending — MARIS as Distributed by MLS Grid
• 2026-03-19 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-13 Pending — MARIS as Distributed by MLS Grid
• 2026-02-20 Listed $180,000 MARIS as Distributed by MLS Grid
• 2026-01-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-01-10 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-02 Listed $185,000 MARIS as Distributed by MLS Grid
• 2025-09-03 Listed $205,000 MARIS as Distributed by MLS Grid
• 2018-04-23 Sold (Public Records) $81,000 Public Records
• 2018-04-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-03-28 Pending — MARIS as Distributed by MLS Grid
• 2018-03-25 Listed $81,800 MARIS as Distributed by MLS Grid
• 2007-04-09 Sold (Public Records) — Public Records
• 1993-12-02 Sold (Public Records) — Public Records
• 1987-07-01 Sold (Public Records) $86,500 Public Records

Property tax history

+3.3%/yr

Latest (2022): $2,453 · +5.1% YoY. Source: county tax records.