1921 Burns Ave · Overland, MO 63114

$120,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 10 Days on market

Built 1945 6,250 sqft lot Est $148k · 19% under

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Why this score? — see what drove the C+ 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.9/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and move-in ready 2-bedroom, 1-bath home conveniently located in the heart of Overland. Offering an open floor plan with a vaulted ceiling, this home feels bright and spacious from the moment you enter. The living room flows seamlessly into the eat-in kitchen, creating a comfortable layout for everyday living and entertaining. Outside, enjoy a level fenced backyard with plenty of room for pets, play, gardening, or outdoor gatherings. With an excellent location close to shopping, restaurants, parks, and major highways, this home is an outstanding opportunity for first-time buyers, downsizers, or investors alike.

Key facts

• Open floor plan
• Vaulted ceiling
• Excellent location

Tags

• OPEN FLOOR PLAN
• VAULTED CEILING
• LEVEL FENCED BACKYARD
• EXCELLENT LOCATION

Property features AI

Finance

• Other: Living area reported as 800 (per public records); Lot size approximately 0.1435 acre; City street frontage; Seller may consider concessions; No pool

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected (single phase); Natural gas connected
• Home design: Single family residence; One story; Updated/remodeled; Private ownership
• Construction: Vinyl siding; Architectural shingle roof; Slab foundation; House structure
• Exterior features: Back yard; Level lot; Shed(s); Back yard fence

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.9% vs local median 6.2% in Overland — 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 61/100 on livability (#436 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Ritenour (suburban): math 13% / reading 27% proficiency, ranked #304 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wyland Elem. (math 13% / reading 25%, grade F, #958 of 1,115 statewide, top 86%, 490 students, 99% FRL); Ritenour Sr. High (math 9% / reading 36%, grade F, #455 of 521 statewide, top 88%, 1,873 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 118 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $120k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $120,000

Questions for the listing agent

1. Built in 1945 — 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 F-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. 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: 1.09% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $148,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9569 Pagewood Ave	0.12mi	2/1.0	728 (-9%)	5mo	$115,000	$158	75
9518 Cote Brilliante Ave	0.30mi	2/1.0	864 (+8%)	4mo	$142,500	$165	70
1914 Overland Dr	0.54mi	2/1.0	816 (+2%)	3mo	$165,000	$202	69
2206 Wengler Ave	0.41mi	2/1.0	864 (+8%)	2mo	$125,000	$145	66
9233 Meadowbrook Ln	0.46mi	2/1.0	864 (+8%)	0mo	$159,900	$185	65
9750 Flora Ave	0.57mi	2/2.0	816 (+2%)	3mo	$199,900	$245	64
9546 Theodosia Ave	0.32mi	3/1.0 (+1)	884 (+10%)	1mo	$185,000	$209	62
9816 Lullaby Ln	0.65mi	2/1.0	816 (+2%)	6mo	$159,900	$196	61
9608 Miriam Ave	0.31mi	3/1.0 (+1)	888 (+11%)	2mo	$189,900	$214	60
9509 Trescott Ave	0.56mi	2/2.0	912 (+14%)	1mo	$140,000	$154	46
2321 Dawes Pl	0.72mi	2/1.0	720 (-10%)	5mo	$99,000	$138	45
2242 Huntington Ave	0.70mi	1/1.0 (-1)	702 (-12%)	2mo	$125,000	$178	40

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,115
• Equity at exit: $17,892

10-year hold

• IRR: 5.3%
• Equity multiple: 1.38×
• Total profit: $12,684
• Equity at exit: $10,375

Cash invested: $33,600 (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 63114

• Rents YoY: 2.0%
• Active inventory: 118
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$629
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $261

Break-even live

Break-even rent $983

Max offer price $120,000

Occupancy floor 75%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 Gaebler Ave Unit A Overland, MO	2.0	1.0	710	$1,250	$1.76	23d	1	0.39mi
2323 Woodson Rd Apt J Overland, MO	1.0	1.0	605	$875	$1.45	43d	1	0.68mi
2323 Woodson Rd Apt I Overland, MO	1.0	1.0	650	$875	$1.35	7d	1	0.68mi
9905 Iveland Dr Saint Louis, MO	2.0	1.0	816	$1,370	$1.68	3d	1	0.76mi
1150 N Price Rd St. Louis, MO	1.0–3.0	1.0–2.0	999	$2,758	$2.76	1d	151	0.89mi
8246 Montreal Dr Saint Louis, MO	2.0	1.0	850	$1,450	$1.71	43d	1	1.05mi
9150 Olive Xing St. Louis, MO	1.0–2.0	1.0–2.0	1084	$3,575	$3.30	1d	3	1.09mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	23d	1	1.20mi
9472 Olive Blvd Olivette, MO	1.0–2.0	1.0–2.0	701	$1,210	$1.73	3d	3	1.25mi
2452 Ashland Ave Saint Louis, MO	2.0	1.0	1028	$1,350	$1.31	43d	1	1.32mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	43d	1	1.39mi
8669 Old Towne Dr St. Louis, MO	1.0–3.0	1.0–2.0	1335	$1,602	$1.20	1d	9	1.42mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	16d	1	1.42mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	23d	1	1.47mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	23d	1	1.48mi

Listing history 6 events

1. 2026-06-15
   statusdays on market $120,000 Pending 10 DOM
2. 2026-06-13
   days on market $120,000 Active 9 DOM
3. 2026-06-09
   days on market $120,000 Active 5 DOM
4. 2026-06-08
   days on market $120,000 Active 4 DOM
5. 2026-06-07
   remarks 643-char remark
6. 2026-06-07
   listed $120,000 Active 3 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: $1,168 · $97/mo
• Projected year-2 tax: $1,168 · $97/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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,756
• − Mortgage interest: −$6,722
• − Property taxes: −$1,168
• − Insurance: −$600
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,491
• Taxable income: $1,254
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,827/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: Ritenour
• NCES district ID: 2926640
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $41,410
• Composite: 17.04/100
• National rank: #9125
• State rank: #304 of 324 in MO

Livability — Overland

• Score: 61/100
• State rank: #436
• US rank: #17870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overland, MO
• County: Saint Louis County · 888,823 people
• City population: 33,969
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,969
• Household income: $55,870
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1595.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 11% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -276.62%
• Current HPI: 223.9305
• Rent YoY: ▲ 2.04%
• 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

+242.9% since first listed

8 events — show timeline

• 2026-06-04 Listed $120,000 MARIS as Distributed by MLS Grid
• 2012-11-07 Sold (Public Records) — Public Records
• 2007-06-15 Sold (Public Records) $68,500 Public Records
• 2004-06-17 Sold (Public Records) $35,000 Public Records
• 1997-10-02 Sold (Public Records) — Public Records
• 1997-03-24 Sold (Public Records) — Public Records
• 1997-03-24 Sold (Public Records) — Public Records
• 1997-03-24 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2022): $1,168 · +0.0% YoY. Source: county tax records.