4325 Saint Dominic Ln · St. Ann, MO 63074

$140,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 4 Days on market

Built 1951 5,998 sqft lot Est $163k · 14% 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).

• Cash flow +15.3/30.0
• ARV discount +13.9/15.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• Rent growth +3.5/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home that doesn't need anything? This two bedroom home has new HVAC, updated bath, fresh neutral interior paint, a new garage door and opener, new storm door, new blinds throughout, new carpet in three rooms, laminate and tile in the rest. Some stainless appliances. In addition, the washer and dryer stay. All appliances in "as is" condition. White kitchen cabinets with a tile back splash give that open, airy look we all love. A bonus room can be used for dining or hobbies. With an oversized one car garage and a fenced yard, this adorable house will make the next owner a great place to live. Pattonville schools are an added plus.

Key facts

• 5,998 sq ft lot
• Garage
• Built 1951

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 $51 ($612/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.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Pattonville R-III (suburban): math 32% / reading 46% proficiency, ranked #147 of 324 in MO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robert Drummond Elem. (math 19% / reading 28%, grade F, #908 of 1,115 statewide, top 82%, 662 students, 62% FRL); Pattonville Sr. High (math 33% / reading 64%, grade D, #147 of 521 statewide, top 29%, 1,893 students, 39% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 62 active listings in the ZIP; 18 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $73k; list at $140k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $122,594 (12.4% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $163,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4325 Saint Dominic Ln	0.00mi	2/1.0	850 (0%)	0mo	$140,000	$165	100
11218 Saint Shawn Ln	0.21mi	3/1.0 (+1)	840 (-1%)	1mo	$154,900	$184	83
11264 Saint Shawn Ln	0.21mi	2/1.0	846 (-0%)	9mo	$189,900	$224	82
11272 Saint Shawn Ln	0.21mi	2/1.0	816 (-4%)	10mo	$92,000	$113	75
11237 Saint Shawn Ln	0.18mi	3/1.0 (+1)	840 (-1%)	12mo	$185,000	$220	75
11226 Saint Matthias Ln	0.27mi	3/1.0 (+1)	840 (-1%)	9mo	$150,000	$179	73
4224 Ashby Rd	0.32mi	2/1.5	900 (+6%)	1mo	$172,500	$192	72
11041 Saint Pius Ln	0.39mi	2/2.0	792 (-7%)	2mo	$164,900	$208	65
10753 Saint Stephen Ln	0.42mi	2/1.5	792 (-7%)	3mo	$179,900	$227	65
10655 St Stephen Ln	0.50mi	3/1.0 (+1)	792 (-7%)	0mo	$175,000	$221	60
11042 Saint Pius Ln	0.37mi	2/1.0	950 (+12%)	12mo	$154,900	$163	53
4142 Wright Ave	0.63mi	2/1.0	912 (+7%)	14mo	$125,900	$138	47

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 · 4.14% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-18,029
• Equity at exit: $20,874

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-5,596
• 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 63074

• Rents YoY: 4.1%
• Active inventory: 62
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$734
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $51

Break-even live

Break-even rent $1,161

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $130	-5% $91	+0% $51	+5% $11	+10% $-28
Rent	-10% $-46	-5% $3	+0% $51	+5% $99	+10% $148
Rate	-1.0pp $121	-0.5pp $87	base $51	+0.5pp $15	+1.0pp $-22

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11276 Liana Ln Saint Ann, MO	2.0	1.0	780	$1,189	$1.52	6d	1	0.13mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	45d	1	0.31mi
10788 Tropic Dr Saint Ann, MO	2.0	1.0	828	$1,260	$1.52	45d	1	0.32mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	45d	8	0.57mi
4616 Country Ln St Ann, MO	1.0–2.0	1.0–2.0	808	$1,479	$1.83	0d	7	0.64mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	19d	1	0.85mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	45d	1	0.85mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	23d	1	0.85mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	16d	1	0.90mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	25d	1	0.90mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	22d	1	1.19mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	25d	1	1.19mi
11042 Florence Ave Saint Ann, MO	3.0	1.0	864	$1,300	$1.50	14d	1	1.23mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,685	$1.58	0d	1	1.24mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	45d	1	1.42mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	4d	1	1.46mi
9675 Muriel Ave Unit 9709 Overland, MO	2.0	1.5	830	$1,200	$1.45	0d	1	1.46mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	45d	1	1.46mi

Listing history 13 events

1. 2026-04-26
   status Pending
2. 2026-04-23
   listed $140,000 Active
3. 2026-04-21
   historical $140,000
4. 2017-10-26
   soldstatus $72,900
5. 2017-10-25
   status Pending 660-char remark

   Show marketing remark (660 chars)

   Looking for a home that doesn't need anything? This two bedroom home has new HVAC, updated bath, fresh neutral interior paint, a new garage door and opener, new storm door, new blinds throughout, new carpet in three rooms, laminate and tile in the rest. Some stainless appliances. In addition, the washer and dryer stay. All appliances in "as is" condition. White kitchen cabinets with a tile back splash give that open, airy look we all love. A bonus room can be used for dining or hobbies. With an oversized one car garage and a fenced yard, this adorable house will make the next owner a great place to live. Pattonville schools are an added plus.

6. 2017-10-24
   soldstatus Closed 660-char remark

   Show marketing remark (660 chars)

   Looking for a home that doesn't need anything? This two bedroom home has new HVAC, updated bath, fresh neutral interior paint, a new garage door and opener, new storm door, new blinds throughout, new carpet in three rooms, laminate and tile in the rest. Some stainless appliances. In addition, the washer and dryer stay. All appliances in "as is" condition. White kitchen cabinets with a tile back splash give that open, airy look we all love. A bonus room can be used for dining or hobbies. With an oversized one car garage and a fenced yard, this adorable house will make the next owner a great place to live. Pattonville schools are an added plus.

7. 2017-09-21
   historical Contingent (No Kickout) 660-char remark

   Show marketing remark (660 chars)

   Looking for a home that doesn't need anything? This two bedroom home has new HVAC, updated bath, fresh neutral interior paint, a new garage door and opener, new storm door, new blinds throughout, new carpet in three rooms, laminate and tile in the rest. Some stainless appliances. In addition, the washer and dryer stay. All appliances in "as is" condition. White kitchen cabinets with a tile back splash give that open, airy look we all love. A bonus room can be used for dining or hobbies. With an oversized one car garage and a fenced yard, this adorable house will make the next owner a great place to live. Pattonville schools are an added plus.

8. 2017-09-19
   listed $72,900 Active 660-char remark

   Show marketing remark (660 chars)

   Looking for a home that doesn't need anything? This two bedroom home has new HVAC, updated bath, fresh neutral interior paint, a new garage door and opener, new storm door, new blinds throughout, new carpet in three rooms, laminate and tile in the rest. Some stainless appliances. In addition, the washer and dryer stay. All appliances in "as is" condition. White kitchen cabinets with a tile back splash give that open, airy look we all love. A bonus room can be used for dining or hobbies. With an oversized one car garage and a fenced yard, this adorable house will make the next owner a great place to live. Pattonville schools are an added plus.

9. 2010-01-28
   soldstatus $63,000
10. 1997-09-02
    soldstatus $44,199
11. 1985-12-01
    soldstatus $45,000
12. 1985-12-01
    soldstatus
13. 1980-10-01
    soldstatus $34,000

ⓘ 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: $1,500 · $125/mo
• Projected year-2 tax: $1,500 · $125/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 ≥105°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: $14,711
• − Mortgage interest: −$7,842
• − Property taxes: −$1,500
• − Insurance: −$700
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$4,073
• Taxable loss: −$1,757
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,034/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: Pattonville R-III
• NCES district ID: 2923700
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $50,786
• Composite: 33.69/100
• National rank: #5383
• State rank: #147 of 324 in MO

Livability — St. Ann

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Ann, MO
• County: Saint Louis County · 888,823 people
• City population: 16,237
• Metro: St. Louis, MO-IL
• Population (ZIP): 15,793
• Household income: $51,610
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 782.0

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 0.65)
• Race & ethnicity: White 50% Black 27% Hispanic / Latino 19% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 80% English-only · Spanish 17% Chinese 1% German/W. Germanic 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: ▼ -242.89%
• Current HPI: 210.6588
• Rent YoY: ▲ 4.14%
• 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

+311.8% since first listed

13 events — show timeline

• 2026-04-26 Pending — MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $140,000 MARIS as Distributed by MLS Grid
• 2026-04-21 Coming Soon $140,000 MARIS as Distributed by MLS Grid
• 2017-10-26 Sold (Public Records) $72,900 Public Records
• 2017-10-25 Pending — MARIS as Distributed by MLS Grid
• 2017-10-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-09-21 Contingent — MARIS as Distributed by MLS Grid
• 2017-09-19 Listed $72,900 MARIS as Distributed by MLS Grid
• 2010-01-28 Sold (Public Records) $63,000 Public Records
• 1997-09-02 Sold (Public Records) $44,199 Public Records
• 1985-12-01 Sold (Public Records) — Public Records
• 1985-12-01 Sold (Public Records) $45,000 Public Records
• 1980-10-01 Sold (Public Records) $34,000 Public Records

Property tax history

+4.9%/yr

Latest (2022): $1,500 · +0.1% YoY. Source: county tax records.