755 Pardella Ave · Lemay, MO 63125

$169,900

2 bd · 1.0 ba · 4,279 sqft · SingleFamily · 5 Days on market

Built 1939 0.41 ac lot $40/sqft · 44% below area Est $303k · 44% 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 +8.4/30.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Unlock endless possibilities with this truly UNIQUE property at 755 Pardella Avenue. Built in 1940 and sitting on a sprawling 0.41-acre corner lot, this real estate package offers an incredible 4,200+ total sqft of structural footprint. The main house you will find a bright, functional layout featuring a spacious living room, a formal dining room perfect for gatherings, two well-proportioned bedrooms, and a full bathroom. The full basement includes a dedicated laundry area and serves as the gateway to the property’s most exciting feature. Connected via the basement is a massive 2,464-sqft attached building. Rich with local history, this space operated as a neighborhood tavern/bar many

Key facts

• 0.41 acre lot
• Built 1939
• Listed 5 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Corner lot

Interior

• Bedrooms: 2 bedrooms on the main level (2 total)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Appliances listed as other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (24.0% below list).
• Recommended offer: $129k (24.0% below list) — sets the bar for 1% rule.

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.
• Hancock Place (suburban): math 30% / reading 34% proficiency, ranked #251 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hancock Place Elem. (math 34% / reading 34%, grade F, #739 of 1,115 statewide, top 67%, 616 students, 74% FRL); Hancock Sr. High (math 22% / reading 47%, grade F, #321 of 521 statewide, top 67%, 389 students, 91% FRL) — zoned schools average 83% FRL vs 57% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 146 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,152 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $303,374
• List price: $169,900
• Delta: -44.00%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.22×
• Total profit: $-37,310
• Equity at exit: $25,333

10-year hold

• IRR: -17.2%
• Equity multiple: 0.05×
• Total profit: $-45,026
• Equity at exit: $14,690

Cash invested: $47,572 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-154

Break-even live

Break-even rent $1,486

Max offer price $147,639

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-95	+0% $-154	+5% $-213	+10% $-271
Rent	-10% $-256	-5% $-205	+0% $-154	+5% $-103	+10% $-52
Rate	-1.0pp $-68	-0.5pp $-111	base $-154	+0.5pp $-198	+1.0pp $-243

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-16
   listed $169,900 Active 989-char remark
2. 2026-05-16
   historical $169,900 989-char remark
3. 2024-07-09
   historical
4. 2024-06-13
   price $139,900
5. 2024-05-30
   listed $159,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,498
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$4,943
• Taxable loss: −$4,839
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $-685/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: Hancock Place
• NCES district ID: 2913620
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $41,890
• Composite: 27.08/100
• National rank: #7048
• State rank: #251 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

+6.3% since first listed

6 events — show timeline

• 2026-05-21 Pending — MARIS as Distributed by MLS Grid
• 2026-05-16 Listed $169,900 MARIS as Distributed by MLS Grid
• 2026-05-16 Coming Soon $169,900 MARIS as Distributed by MLS Grid
• 2024-07-09 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-13 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2024-05-30 Listed $159,900 MARIS as Distributed by MLS Grid