9716 Margo Ann Ln · Woodson Terrace, MO 63134

$135,000

5 bd · 1.5 ba · 1,224 sqft · SingleFamily public records · 3 Days on market

Built 1949 7,501 sqft lot Est $193k · 30% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1.5-bath home located on a quiet street in the heart of Woodson Terrace! This well-loved property has been carefully maintained over the years and offers a wonderful opportunity for buyers to add their personal touch with updates. The home features a functional layout with comfortable living spaces, three nicely sized bedrooms, and a convenient half bath. The partially finished basement provides additional usable space—perfect for a rec room, home office, or hobby area. An attached garage offers convenient covered parking and storage, with access from the exterior of the home. Highest and best Offers accepted April 16 by 7pm Please allow sellers a 24 hours response

Key facts

• 7,501 sq ft lot
• Garage
• Built 1949

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

Location & tenants

• Location reads 65/100 on livability (#269 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities F, health & safety 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: Kratz Elem. (math 9% / reading 25%, grade F, #967 of 1,115 statewide, top 88%, 538 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 (+1.6%/yr); 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $1,863/mo this rent would consume 50% of the median local household income ($45k/yr) (locally 655% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1949 — 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. 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: 1.38% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.32%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $193,392
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4204 Beauty Ln	0.29mi	4/1.5 (-1)	1,299 (+6%)	3mo	$140,000	$108	68
3931 Fairway Ct	0.52mi	4/1.5 (-1)	1,264 (+3%)	3mo	$249,900	$198	63
4308 Saint Leo Ln	0.70mi	4/4.0 (-1)	1,203 (-2%)	17mo	$190,000	$158	36

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.27×
• Total profit: $10,316
• Equity at exit: $20,129

10-year hold

• IRR: 15.2%
• Equity multiple: 2.15×
• Total profit: $43,556
• Equity at exit: $11,672

Cash invested: $37,800 (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 63134

• Rents YoY: 1.6%
• Active inventory: 70
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$162 /mo · $1,950/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $545

Break-even live

Break-even rent $1,173

Max offer price $135,000

Occupancy floor 66%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	43d	1	0.27mi

Listing history 3 events

1. 2026-04-17
   status Pending
2. 2026-04-15
   listed $135,000 Active
3. 2026-04-15
   historical $135,000

ⓘ 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: $1,950 · $162/mo
• Projected year-2 tax: $1,950 · $162/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 4/10 Moderate 7 d/yr ≥106°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: $22,361
• − Mortgage interest: −$7,562
• − Property taxes: −$1,950
• − Insurance: −$675
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$3,927
• Taxable income: $4,669
• Est. tax owed @ 24.0%: −$1,121
• After-tax cash flow: $5,425/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 — Woodson Terrace

• Score: 65/100
• State rank: #269
• US rank: #12635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodson Terrace, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 13,059
• Household income: $44,680
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 655.0

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 Black (66%)
• Race & ethnicity: Black 66% White 17% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11%

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: ▼ -164.02%
• Current HPI: 226.9524
• Rent YoY: ▲ 1.61%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-17 Pending — MARIS as Distributed by MLS Grid
• 2026-04-15 Listed $135,000 MARIS as Distributed by MLS Grid
• 2026-04-15 Coming Soon $135,000 MARIS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2022): $1,950 · +0.1% YoY. Source: county tax records.