572 Mount Vernon Dr · Arnold, MO 63010

$249,900

4 bd · 1.5 ba · 888 sqft · SingleFamily public records · 4 Days on market

Built 1965 8,712 sqft lot $281/sqft · 92% above area Est $235k · 6% over

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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).

• Cash flow +17.3/30.0
• DSCR +5.4/10.0
• ARV discount +4.6/15.0
• Schools +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Condition w/ Plenty of Room both inside & Out! Updated Kitchen & Baths * Large eat-in Kitchen w/ Custom Cabinetry w/ Butlers Pantry, Stainless Steel Appliances, Luxury Vinyl Tile Flooring, Vinyl Sliding Door to Covered Deck/Rear & Ceiling Fan over Eating Area * Living Room * 3 Bedrooms & Full Bath * Full, Walkout Finished Lower Level w/ Large Family Room, Play Area (could be converted into Bedroom), Den, Full Bath & Storage Room w/ 11' of Closet * Hardwood Flooring in Living Rm, Hall & Stair Treads (Under Bedroom Carpet also) * Most interior Freshly Painted* 6 Panel Doors * Newer HVAC w/ Humidifier (2006) * 7 Ceiling Fans * Radon Mitigation System * Huge, Level Fenced Rear Yard w/ 14'x12' Covered Deck & 15'x14' Concrete Patio * Low Maint Exterior w/ Vinyl Siding, Newer 40 yr Architectural Shingled Roof (2019) & Vinyl Double-Hung Windows (both sashes tilt-in for EZ cleaning) * Garage w/ Double Wide Driveway * Close to Fox School Campus, Hwy 55 / 141 & Shopping and So MUCH MORE!

Key facts

• Covered deck
• Fenced backyard
• Hardwood floors

Tags

• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• FINISHED LOWER LEVEL
• COVERED DECK
• FENCED BACKYARD

Property features AI

Finance

• Other: Living area reported as 1,600 (public records); Above-grade finished area from public records: 888; Below-grade finished area from public records: 712; Basement features include full basement with partial finish, 8+ ft pour, bathroom, egress window, walk-up access, radon mitigation and storage space
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Driveway; Attached garage (1 car)
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas connected; Phone available; Electricity, sewer and water connected
• Home design: Single-family residence; Multi/split levels; House structure type
• Construction: Vinyl siding; Concrete perimeter foundation
• Exterior features: Covered patio and deck; Front porch; Chain link backyard fencing; Level lot

Interior

• Kitchen: Stainless steel appliances; Gas oven and gas range; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Four bedrooms total — three on the main level, one on the lower level
• Flooring: Combination of carpet, tile and wood flooring
• Bathrooms: Two full bathrooms — one on the main level, one in the lower level (basement)
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Eat-in kitchen; Fire alarm
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $181 ($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 $215k (13.8% below list).
• Recommended offer: $215k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.7% in Arnold — 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 62/100 on livability (#396 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute F.
• Fox C-6 (suburban): math 35% / reading 50% proficiency, ranked #103 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fox Elem. (math 33% / reading 39%, grade F, #662 of 1,115 statewide, top 60%, 380 students, 40% FRL); Fox Sr. High (math 12% / reading 57%, grade F, #321 of 521 statewide, top 67%, 1,742 students, 28% FRL).
• Market conditions: 153 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).
• This rent runs 32% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $88k; list at $250k implies a 186% 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 $215,461 (13.8% below list)

Questions for the listing agent

1. Built in 1965 — 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 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?
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: 0.86% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $234,772
• List price: $249,900
• Delta: 6.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
667 Washington Dr	0.18mi	3/1.5 (-1)	900 (+1%)	10mo	$185,000	$206	76
2287 Tenbrook Rd	0.35mi	3/1.5 (-1)	900 (+1%)	3mo	$189,900	$211	74
477 Keller Dr	0.48mi	3/2.0 (-1)	888 (0%)	2mo	$184,900	$208	69
2266 Starling Airport Rd	0.23mi	3/1.0 (-1)	960 (+8%)	2mo	$109,000	$114	67
2283 Cessna Dr	0.32mi	3/1.5 (-1)	920 (+4%)	9mo	$169,900	$185	66
834 Weedel Dr	0.44mi	3/1.5 (-1)	900 (+1%)	8mo	$184,900	$205	65
490 Spruce Ct	0.20mi	3/1.0 (-1)	960 (+8%)	6mo	$175,000	$182	65
2279 Cessna Dr	0.32mi	3/1.0 (-1)	960 (+8%)	7mo	$150,000	$156	59
491 Oak Ct	0.20mi	3/1.0 (-1)	960 (+8%)	16mo	$185,000	$193	57
871 Alan Dr	0.56mi	3/2.5 (-1)	912 (+3%)	10mo	$210,000	$230	52
616 Wren Dr	0.35mi	3/3.0 (-1)	984 (+11%)	9mo	$169,900	$173	48
844 Sun Vly	0.50mi	3/1.0 (-1)	1,000 (+13%)	6mo	$220,000	$220	44

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-29,038
• Equity at exit: $37,261

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-10,795
• Equity at exit: $21,607

Cash invested: $69,972 (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 63010

• Active inventory: 153
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,155 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $181

Break-even live

Break-even rent $1,925

Max offer price $249,900

Occupancy floor 87%

Sensitivity live

Price	-10% $323	-5% $252	+0% $181	+5% $111	+10% $40
Rent	-10% $11	-5% $96	+0% $181	+5% $266	+10% $352
Rate	-1.0pp $307	-0.5pp $245	base $181	+0.5pp $117	+1.0pp $51

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2303 Ida Dr Arnold, MO	3.0	1.5	1100	$1,895	$1.72	0d	1	0.76mi
2365 Ida Ln Unit 2365 Arnold, MO	3.0	1.5	1100	$1,695	$1.54	0d	1	0.83mi

Listing history 13 events

1. 2026-05-14
   listed $249,900 Active 1023-char remark
2. 2021-11-18
   soldstatus
3. 2021-11-16
   soldstatus Closed 1036-char remark

   Show marketing remark (1036 chars)

   Move-In Condition w/ Plenty of Room both inside & Out! Updated Kitchen & Baths * Large eat-in Kitchen w/ Custom Cabinetry w/ Butlers Pantry, Stainless Steel Appliances, Luxury Vinyl Tile Flooring, Vinyl Sliding Door to Covered Deck/Rear & Ceiling Fan over Eating Area * Living Room * 3 Bedrooms & Full Bath * Full, Walkout Finished Lower Level w/ Large Family Room, Play Area (could be converted into Bedroom), Den, Full Bath & Storage Room w/ 11' of Closet * Hardwood Flooring in Living Rm, Hall & Stair Treads (Under Bedroom Carpet also) * Most interior Freshly Painted* 6 Panel Doors * Newer HVAC w/ Humidifier (2006) * 7 Ceiling Fans * Radon Mitigation System * Huge, Level Fenced Rear Yard w/ 14'x12' Covered Deck & 15'x14' Concrete Patio * Low Maint Exterior w/ Vinyl Siding, Newer 40 yr Architectural Shingled Roof (2019) & Vinyl Double-Hung Windows (both sashes tilt-in for EZ cleaning) * Garage w/ Double Wide Driveway * Close to Fox School Campus, Hwy 55 / 141 & Shopping and So MUCH MORE!

4. 2021-10-18
   status Pending 1036-char remark

   Show marketing remark (1036 chars)

   Move-In Condition w/ Plenty of Room both inside & Out! Updated Kitchen & Baths * Large eat-in Kitchen w/ Custom Cabinetry w/ Butlers Pantry, Stainless Steel Appliances, Luxury Vinyl Tile Flooring, Vinyl Sliding Door to Covered Deck/Rear & Ceiling Fan over Eating Area * Living Room * 3 Bedrooms & Full Bath * Full, Walkout Finished Lower Level w/ Large Family Room, Play Area (could be converted into Bedroom), Den, Full Bath & Storage Room w/ 11' of Closet * Hardwood Flooring in Living Rm, Hall & Stair Treads (Under Bedroom Carpet also) * Most interior Freshly Painted* 6 Panel Doors * Newer HVAC w/ Humidifier (2006) * 7 Ceiling Fans * Radon Mitigation System * Huge, Level Fenced Rear Yard w/ 14'x12' Covered Deck & 15'x14' Concrete Patio * Low Maint Exterior w/ Vinyl Siding, Newer 40 yr Architectural Shingled Roof (2019) & Vinyl Double-Hung Windows (both sashes tilt-in for EZ cleaning) * Garage w/ Double Wide Driveway * Close to Fox School Campus, Hwy 55 / 141 & Shopping and So MUCH MORE!

5. 2021-10-15
   listed $200,000 Active 1036-char remark

   Show marketing remark (1036 chars)

   Move-In Condition w/ Plenty of Room both inside & Out! Updated Kitchen & Baths * Large eat-in Kitchen w/ Custom Cabinetry w/ Butlers Pantry, Stainless Steel Appliances, Luxury Vinyl Tile Flooring, Vinyl Sliding Door to Covered Deck/Rear & Ceiling Fan over Eating Area * Living Room * 3 Bedrooms & Full Bath * Full, Walkout Finished Lower Level w/ Large Family Room, Play Area (could be converted into Bedroom), Den, Full Bath & Storage Room w/ 11' of Closet * Hardwood Flooring in Living Rm, Hall & Stair Treads (Under Bedroom Carpet also) * Most interior Freshly Painted* 6 Panel Doors * Newer HVAC w/ Humidifier (2006) * 7 Ceiling Fans * Radon Mitigation System * Huge, Level Fenced Rear Yard w/ 14'x12' Covered Deck & 15'x14' Concrete Patio * Low Maint Exterior w/ Vinyl Siding, Newer 40 yr Architectural Shingled Roof (2019) & Vinyl Double-Hung Windows (both sashes tilt-in for EZ cleaning) * Garage w/ Double Wide Driveway * Close to Fox School Campus, Hwy 55 / 141 & Shopping and So MUCH MORE!

6. 2021-10-13
   historical $200,000 1036-char remark

   Show marketing remark (1036 chars)

   Move-In Condition w/ Plenty of Room both inside & Out! Updated Kitchen & Baths * Large eat-in Kitchen w/ Custom Cabinetry w/ Butlers Pantry, Stainless Steel Appliances, Luxury Vinyl Tile Flooring, Vinyl Sliding Door to Covered Deck/Rear & Ceiling Fan over Eating Area * Living Room * 3 Bedrooms & Full Bath * Full, Walkout Finished Lower Level w/ Large Family Room, Play Area (could be converted into Bedroom), Den, Full Bath & Storage Room w/ 11' of Closet * Hardwood Flooring in Living Rm, Hall & Stair Treads (Under Bedroom Carpet also) * Most interior Freshly Painted* 6 Panel Doors * Newer HVAC w/ Humidifier (2006) * 7 Ceiling Fans * Radon Mitigation System * Huge, Level Fenced Rear Yard w/ 14'x12' Covered Deck & 15'x14' Concrete Patio * Low Maint Exterior w/ Vinyl Siding, Newer 40 yr Architectural Shingled Roof (2019) & Vinyl Double-Hung Windows (both sashes tilt-in for EZ cleaning) * Garage w/ Double Wide Driveway * Close to Fox School Campus, Hwy 55 / 141 & Shopping and So MUCH MORE!

7. 2017-09-27
   soldstatus
8. 2017-09-22
   soldstatus Closed

   Show marketing remark (20 chars)

   sold pre-premiere...

9. 2017-08-28
   listed $130,000

   Show marketing remark (20 chars)

   sold pre-premiere...

10. 2012-03-21
    soldstatus
11. 2012-03-20
    soldstatus
12. 2012-02-07
    listed $99,900
13. 1999-05-28
    soldstatus $87,500

ⓘ 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: $1,274 · $106/mo
• Projected year-2 tax: $2,424 · $202/mo
• Expected delta: +$1,150/yr (+$96/mo · 90.3%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,855
• − Mortgage interest: −$13,998
• − Property taxes: −$1,274
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$7,270
• Taxable loss: −$2,073
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $2,674/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: Fox C-6
• NCES district ID: 2912300
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $60,849
• Composite: 37.54/100
• National rank: #4392
• State rank: #103 of 324 in MO

Livability — Arnold

• Score: 62/100
• State rank: #396
• US rank: #17082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arnold, MO
• County: Jefferson County · 108,544 people
• City population: 34,478
• Metro: St. Louis, MO-IL
• Population (ZIP): 34,478
• Household income: $79,784
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 422.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 4% American 3% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Spanish 1% Chinese 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -258.53%
• Current HPI: 190.586
• 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

+185.6% since first listed

15 events — show timeline

• 2026-06-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $249,900 MARIS as Distributed by MLS Grid
• 2021-11-18 Sold (Public Records) — Public Records
• 2021-11-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-10-18 Pending — MARIS as Distributed by MLS Grid
• 2021-10-15 Listed $200,000 MARIS as Distributed by MLS Grid
• 2021-10-13 Coming Soon $200,000 MARIS as Distributed by MLS Grid
• 2017-09-27 Sold (Public Records) — Public Records
• 2017-09-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-08-28 Listed $130,000 MARIS as Distributed by MLS Grid
• 2012-03-21 Sold (Public Records) — Public Records
• 2012-03-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-02-07 Listed $99,900 MARIS as Distributed by MLS Grid
• 1999-05-28 Sold (Public Records) $87,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,274 · +4.7% YoY. Source: county tax records.