727 Zeiss Ave · Lemay, MO 63125

$140,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1938 6,242 sqft lot Est $189k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors or owner occupied buyers, a little updating needed on this well maintained and cared for bungalow on a beautiful street in Unincorporated St Louis County. 3 bed, 1 bath with large family room, kitchen, sun room and finished upstairs area with potential to add another bathroom. Full basement could be finished as well. 1 car detached garage and nice fenced in yard. newer roof, hardwood under the carpet. Great area and neighborhood. Sold AS IS

Key facts

• Large family room
• Newer roof
• Fenced in yard

Tags

• LARGE FAMILY ROOM
• FINISHED UPSTAIRS AREA
• FENCED IN YARD
• NEWER ROOF
• HARDWOOD UNDER THE CARPET

Property features AI

Finance

• Other: Living area documented as 1,160 (above grade finished area)
• Financial info: Lease not considered; No second mortgage indicated
• HOA & community: No HOA details provided

Exterior

• Parking: 1-car garage
• Security: No security details provided
• Utilities: Public water; Public sewer; Electricity connected (Ameren); Natural gas connected
• Home design: Single family residence; One and one-half levels; Private ownership; Residential property
• Construction: Brick construction; Architectural shingle roof; Basement with 8+ ft poured construction
• Exterior features: Back yard

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms total (2 on main level, 1 on upper level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Forced air heating; Ceiling fan(s); Central air
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $21 ($247/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 $123k (12.4% below list).
• Recommended offer: $123k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.3% in Lemay — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#213 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime F.
• Bayless (suburban): math 28% / reading 42% proficiency, ranked #206 of 324 in MO (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bayless Elementary (math 31% / reading 38%, grade F, #676 of 1,115 statewide, top 66%, 814 students, 48% FRL); Bayless Senior High (math 8% / reading 42%, grade F, #436 of 521 statewide, top 85%, 566 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 146 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,618 (12.4% below list)

Questions for the listing agent

1. Built in 1938 — 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 D-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: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $189,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Dallas Dr	0.13mi	1/1.0 (-1)	999 (+4%)	2mo	$180,000	$180	81
773 Reed Ave	0.14mi	2/1.0	1,036 (+8%)	1mo	$210,000	$203	80
705 Bellavilla Dr	0.20mi	2/1.0	1,056 (+10%)	1mo	$205,000	$194	73
715 Avenue H	0.23mi	3/2.5 (+1)	1,000 (+4%)	1mo	$185,000	$185	70
712 Orient Ave	0.42mi	2/1.0	900 (-6%)	4mo	$152,500	$169	67
939 Erskine Ave	0.50mi	2/1.0	894 (-7%)	3mo	$155,000	$173	63
8626 Shoss Ave	0.56mi	2/1.0	912 (-5%)	3mo	$95,000	$104	63
424 Tiffany Dr	0.59mi	2/1.0	912 (-5%)	3mo	$219,900	$241	62
4107 Hummingbird Ct	0.60mi	2/2.0	1,026 (+7%)	2mo	$280,000	$273	55
1036 Wachtel Ave	0.62mi	3/1.0 (+1)	888 (-8%)	2mo	$174,900	$197	52
4019 Greenmeadows Dr	0.62mi	3/2.5 (+1)	1,040 (+8%)	0mo	$260,000	$250	46
920 Wachtel Ave	0.53mi	3/2.0 (+1)	1,090 (+14%)	0mo	$224,900	$206	43

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-21,369
• Equity at exit: $20,874

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-16,893
• Equity at exit: $12,105

Cash invested: $39,200 (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 63125

• Active inventory: 146
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$734
• Tax from tax record: −$156 /mo · $1,867/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $21

Break-even live

Break-even rent $1,200

Max offer price $140,000

Occupancy floor 93%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 Dammert Ave Unit Labs St. Louis, MO	2.0	1.5	800	$1,100	$1.38	43d	1	0.48mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	1d	1	0.57mi
4236 Fatima Dr Apt 4 St. Louis, MO	1.0	1.0	800	$925	$1.16	10d	1	0.59mi
207 Waller Ave Saint Louis, MO	2.0	1.0	900	$1,075	$1.19	23d	1	0.65mi
8511 Idaho Ave Unit 1st Floor St. Louis, MO	1.0	1.0	750	$850	$1.13	12d	1	0.72mi
152 W Etta Ave Saint Louis, MO	2.0	1.0	936	$1,274	$1.36	7d	1	0.83mi
3945 Crosby Dr Saint Louis, MO	2.0	1.0	1100	$2,083	$1.89	1d	1	0.97mi
127 E Holden Ave Saint Louis, MO	2.0	1.0	1044	$1,200	$1.15	43d	1	1.03mi
7851 Bandero Dr Saint Louis, MO	1.0–2.0	1.0	800	$1,100	$1.38	12d	1	1.07mi
8125 Michigan Ave St. Louis, MO	1.0–2.0	1.0–2.0	797	$1,150	$1.44	14d	1	1.09mi
812 Schirmer St Saint Louis, MO	1.0	1.0	900	$795	$0.88	43d	1	1.19mi
4101 Germania Ave Apt 1A St. Louis, MO	1.0	1.0	800	$925	$1.16	14d	1	1.23mi
4117 Germania St Saint Louis, MO	1.0	1.0	750	$925	$1.23	43d	1	1.24mi
807 W Courtois St Apt B St. Louis, MO	1.0	1.0	600	$735	$1.23	43d	1	1.26mi
815 W Courtois St St. Louis, MO	1.0	1.0	900	$795	$0.88	14d	1	1.26mi
807 W Courtois St Apt D St. Louis, MO	2.0	1.0	900	$925	$1.03	43d	1	1.26mi
813 W Courtois St Apt C St. Louis, MO	2.0	1.0	1000	$895	$0.90	43d	1	1.26mi
7500 Morganford Rd Saint Louis, MO	1.0	1.0	750	$925	$1.23	43d	1	1.28mi
7428 Morganford Rd Saint Louis, MO	2.0	1.0	969	$1,500	$1.55	43d	1	1.34mi
7614 Virginia Ave Unit 7614 St. Louis, MO	2.0	1.0	750	$750	$1.00	23d	1	1.34mi
9954 Meadow Ave Saint Louis, MO	2.0	1.0	1100	$1,050	$0.95	4d	1	1.37mi
4831 Oldenburg Ave Affton, MO	2.0	1.0	775	$1,110	$1.43	12d	1	1.39mi
9964 Meadow Ave Saint Louis, MO	1.0	1.0	950	$775	$0.82	7d	1	1.40mi
7417 Vermont Ave Unit 103 St. Louis, MO	2.0	2.0	1069	$1,500	$1.40	14d	1	1.42mi
1908 Via Veneto Dr St. Louis, MO	1.0–2.0	1.0	800	$1,021	$1.28	2d	3	1.43mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	1d	8	1.44mi
7109 Eugene Ave Saint Louis, MO	3.0	2.0	1029	$1,495	$1.45	2d	1	1.49mi
7113 Leona St Saint Louis, MO	3.0	1.0	864	$1,765	$2.04	43d	1	1.50mi

Listing history 2 events

1. 2026-06-18
   remarks 476-char remark
2. 2026-06-18
   listed $140,000 Active 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: $1,867 · $156/mo
• Projected year-2 tax: $1,867 · $156/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 ≥108°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,714
• − Mortgage interest: −$7,842
• − Property taxes: −$1,867
• − Insurance: −$700
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$4,073
• Taxable loss: −$2,122
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $756/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: Bayless
• NCES district ID: 2904500
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $49,378
• Composite: 30.24/100
• National rank: #6293
• State rank: #206 of 324 in MO

Livability — Lemay

• Score: 67/100
• State rank: #213
• US rank: #10652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lemay, MO
• County: Saint Louis County · 888,823 people
• City population: 33,294
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,294
• Household income: $61,624
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 631.0

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 White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: American 9% Romanian 3% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 83% English-only · Russian/Polish/Slavic 11% Spanish 3% Vietnamese 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: ▼ -173.27%
• Current HPI: 234.3792
• Rent YoY: —
• 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 event — show timeline

• 2026-06-18 Listed $140,000 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2022): $1,867 · +1.6% YoY. Source: county tax records.