283 Ramsey Ln · Ballwin, MO 63021

$235,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 1 Days on market

Built 1959 0.30 ac lot Est $235k · at est.

---

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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +5.4/10.0
• 1% rule +4.4/10.0
• Livability +4.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely adorable ranch in the heart of Ballwin! You won't find a better buy than this updated home on Ramsey Lane. Walk in the front door to an open floorplan & refreshing updates throughout. Spacious LR provides plentiful space for any size furniture. Updated kitchen features white cabinets, breakfast bar, upgraded lighting & newer SS appliances. 3 bedrooms provide room for the whole family & all share a full bath w/tub/shower. Laundry room, HUGE level back yard, utility shed, covered parking & so much more!

Key facts

• Laundry space
• Vinyl flooring
• Lighted ceiling fans

Tags

• BREAKFAST BAR
• EAT-IN KITCHEN
• LAUNDRY SPACE
• VINYL FLOORING
• LIGHTED CEILING FANS
• CARPORT

Property features AI

Finance

• Other: No pool
• Financial info: Lease not considered

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Single phase electric; Cable available; Natural gas available
• Home design: Single-family residence; One story; Private ownership; Above-grade living area reported as 1,008 (public records)
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Family room; 5 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/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 $221k (6.1% below list).
• Recommended offer: $221k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.0% in Ballwin — 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 86/100 on livability (#2 in MO, #357 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute D.
• Rockwood R-VI (suburban): math 51% / reading 64% proficiency, ranked #9 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Ballwin Elem. (math 45% / reading 57%, grade C-, #273 of 1,115 statewide, top 25%, 434 students, 18% FRL); Marquette Sr. High (math 53% / reading 79%, grade B, #17 of 521 statewide, top 3%, 2,155 students, 13% FRL).
• Market conditions: Rents rising (+1.9%/yr); 241 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago; this cycle's ask is 81% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $135k; list at $235k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,663 (6.1% below list)

Questions for the listing agent

1. Built in 1959 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $234,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 Ramsey Ln	0.01mi	3/1.0	1,008 (0%)	12mo	$129,900	$129	90
247 Ramsey Ln	0.28mi	3/1.0	1,008 (0%)	3mo	$230,000	$228	85
442 Radford Ln	0.24mi	3/1.0	982 (-3%)	9mo	$289,900	$295	77
236 Warner Ct	0.21mi	3/1.0	1,008 (0%)	19mo	$214,999	$213	74
239 Ramsey Ln	0.30mi	3/1.0	1,000 (-1%)	13mo	$219,999	$220	74
429 Fairview Ct	0.63mi	3/1.5	1,008 (0%)	2mo	$250,000	$248	67
218 Robin Hill Ln	0.47mi	3/2.0	924 (-8%)	1mo	$249,900	$270	59
420 Echo Hill Dr	0.67mi	3/1.5	996 (-1%)	10mo	$232,500	$233	56
429 Far Hill Dr	0.66mi	3/2.0	1,092 (+8%)	1mo	$149,900	$137	51
241 Dennison Dr	0.66mi	3/1.0	925 (-8%)	13mo	$250,000	$270	45
570 Twigwood Dr	0.66mi	3/1.5	1,090 (+8%)	12mo	$320,000	$294	44
431 Essen Ln	0.38mi	3/1.5	1,152 (+14%)	19mo	$249,000	$216	41

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-24,968
• Equity at exit: $35,039

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-11,332
• Equity at exit: $20,319

Cash invested: $65,800 (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 63021

• Rents YoY: 1.9%
• Active inventory: 241
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$170 /mo · $2,038/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $243

Break-even live

Break-even rent $1,899

Max offer price $235,000

Occupancy floor 84%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
284 Ramsey Ln Ballwin, MO	4.0	1.0	1296	$2,300	$1.77	14d	1	0.06mi
411 Down Hill Dr Ballwin, MO	2.0	2.0	1313	$1,875	$1.43	23d	1	0.62mi
455 Down Hill Dr Ballwin, MO	3.0	2.0	1092	$1,926	$1.76	1d	1	0.66mi
424 Harvest Hill Ct Ballwin, MO	4.0	3.0	1307	$2,880	$2.20	43d	1	0.69mi
622 Rustic Valley Dr Ballwin, MO	3.0	2.0	1241	$2,500	$2.01	1d	1	0.86mi
691 Walnut Point Ct Ballwin, MO	3.0	2.0	1311	$2,100	$1.60	17d	1	0.96mi
170 Steamboat Ln Ballwin, MO	1.0–3.0	1.0–2.5	1177	$2,302	$1.95	1d	10	1.00mi
500 Seven Trails Dr Ballwin, MO	1.0–2.0	1.0–2.0	1171	$1,904	$1.63	1d	18	1.05mi
920 Quail Terrace Ct Ballwin, MO	2.0–3.0	1.0–2.0	1029	$2,209	$2.15	1d	9	1.22mi
302 Brightsand Ct Manchester, MO	3.0	2.0	1248	$2,000	$1.60	1d	1	1.40mi
608 Connie Ln Manchester, MO	3.0	1.5	1189	$1,995	$1.68	7d	1	1.44mi

Listing history 4 events

1. 2026-06-18
   statusdays on market $235,000 Active 1 DOM
2. 2026-06-17
   days on market $235,000 Coming Soon 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $235,000 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: $2,038 · $170/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$241/yr (+$20/mo · 11.8%)

ⓘ 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 · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,480
• − Mortgage interest: −$13,164
• − Property taxes: −$2,038
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$6,836
• Taxable loss: −$970
• Est. tax savings @ 24.0%: +$233
• After-tax cash flow: $3,150/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: Rockwood R-VI
• NCES district ID: 2926850
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $98,721
• Composite: 53.61/100
• National rank: #1438
• State rank: #9 of 324 in MO

Livability — Ballwin

• Score: 86/100
• State rank: #2
• US rank: #357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ballwin, MO
• County: Saint Louis County · 888,823 people
• City population: 91,586
• Metro: St. Louis, MO-IL
• Population (ZIP): 55,666
• Household income: $120,177
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 932.0

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 (76%)
• Race & ethnicity: White 76% Asian 10% Two or more races 9% Hispanic / Latino 5% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 2%

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: ▼ -209.71%
• Current HPI: 221.4498
• Rent YoY: ▲ 1.94%
• 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

+147.4% since first listed

16 events — show timeline

• 2026-06-15 Coming Soon $235,000 MARIS as Distributed by MLS Grid
• 2020-01-07 Sold (Public Records) $135,000 Public Records
• 2020-01-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-11-18 Pending — MARIS as Distributed by MLS Grid
• 2019-11-15 Listed $130,000 MARIS as Distributed by MLS Grid
• 2015-07-10 Sold (Public Records) $115,000 Public Records
• 2015-07-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-06-04 Delisted — MARIS as Distributed by MLS Grid
• 2015-05-18 Price Changed $115,500 MARIS as Distributed by MLS Grid
• 2015-05-04 Price Changed $116,000 MARIS as Distributed by MLS Grid
• 2015-04-01 Relisted — MARIS as Distributed by MLS Grid
• 2015-04-01 Delisted — MARIS as Distributed by MLS Grid
• 2015-01-27 Listed $117,000 MARIS as Distributed by MLS Grid
• 2013-02-01 Sold (Public Records) $2,200,000 Public Records
• 2003-09-02 Sold (Public Records) $122,000 Public Records
• 1999-06-14 Sold (Public Records) $95,000 Public Records

Property tax history

+4.1%/yr

Latest (2022): $2,038 · +0.7% YoY. Source: county tax records.