3532 Wismer Rd · Breckenridge Hills, MO 63074

$106,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 94 Days on market

Built 1947 7,000 sqft lot $125/sqft · 27% below area Est $146k · 27% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.0/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Section 8 investment with secured income in place. This property is currently rented at $1,248 per month, on a month to month basis, resident pays all utilities. A dependable addition to any cash-flow-focused portfolio. Buyer to perform due diligence. Additional photos available upon request.

Key facts

• 7,000 sq ft lot
• Built 1947
• Listed 94 days

🏷️ Possibly a rental listed for sale. The $106,000 price doesn't fit this home's estimated sale value (~$145,959) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#193 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools 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.
• Market conditions: Rents rising fast (+4.1%/yr); 62 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $733 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $106k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,460 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (median comp): $145,959
• List price: $106,000
• Delta: -27.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3525 Wismer Rd	0.05mi	2/1.0	816 (-4%)	5mo	$148,500	$182	87
3507 Westridge Ln	0.24mi	3/1.0 (+1)	864 (+2%)	1mo	$165,000	$191	80
10019 Saint Martha Ln	0.34mi	3/1.0 (+1)	864 (+2%)	4mo	$188,000	$218	73
9844 Mecca Ln	0.17mi	2/1.0	936 (+10%)	5mo	$100,000	$107	71
9448 Harold Dr	0.64mi	2/1.0	864 (+2%)	2mo	$120,000	$139	66
3219 Royalton Ave	0.47mi	2/1.0	792 (-7%)	3mo	$102,500	$129	64
9724 Margo Ann Ln	0.68mi	2/1.0	816 (-4%)	2mo	$119,000	$146	60
10212 Saint Arthur Ln	0.55mi	2/1.0	784 (-8%)	3mo	$154,900	$198	59
3294 W Tennyson Ave	0.40mi	2/1.0	744 (-12%)	6mo	$40,000	$54	56
9429 Burdella Ave	0.54mi	2/1.0	939 (+10%)	4mo	$125,000	$133	54
10262 Breckenridge Rd	0.72mi	2/1.0	792 (-7%)	2mo	$99,900	$126	53
3926 Edmundson Rd	0.59mi	2/1.0	768 (-10%)	4mo	$59,900	$78	53

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,813
• Equity at exit: $15,805

10-year hold

• IRR: 13.9%
• Equity multiple: 2.17×
• Total profit: $34,655
• Equity at exit: $9,165

Cash invested: $29,680 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$556
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $306

Break-even live

Break-even rent $887

Max offer price $106,000

Occupancy floor 71%

Sensitivity live

Price	-10% $366	-5% $336	+0% $306	+5% $276	+10% $246
Rent	-10% $206	-5% $256	+0% $306	+5% $357	+10% $407
Rate	-1.0pp $360	-0.5pp $333	base $306	+0.5pp $279	+1.0pp $251

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	44d	1	0.15mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	44d	1	0.33mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	4d	1	0.33mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	18d	1	0.37mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	44d	1	0.44mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	22d	1	0.46mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	24d	1	0.46mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	21d	1	0.46mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	44d	1	0.49mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	44d	1	0.50mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	24d	1	0.56mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	24d	1	0.61mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	44d	1	0.64mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	44d	1	0.66mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	44d	1	0.67mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	15d	1	0.68mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	24d	1	0.70mi
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,235	$1.88	11d	1	0.72mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.73mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	44d	1	0.73mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	24d	1	0.81mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	44d	1	0.92mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	24d	1	0.94mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	44d	1	0.98mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	22d	1	0.98mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	18d	1	0.98mi
3010 Woodson Rd Breckenridge Hills, MO	1.0	1.0	850	$895	$1.05	44d	1	0.98mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	44d	1	1.03mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	44d	8	1.06mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	44d	1	1.23mi
10788 Tropic Dr Saint Ann, MO	2.0	1.0	828	$1,260	$1.52	44d	1	1.31mi
4616 Country Ln St Ann, MO	2.0	1.0–2.0	758	$1,505	$1.99	3d	9	1.33mi
9987 Sloane Sq Unit 9987A St. Louis, MO	1.0	1.0	571	$695	$1.22	45d	1	1.39mi
9987 Sloane Sq Apt A St. Louis, MO	1.0	1.0	571	$695	$1.22	20d	1	1.39mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	5d	1	1.41mi
11276 Liana Ln Saint Ann, MO	2.0	1.0	780	$1,189	$1.52	5d	1	1.41mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	44d	1	1.44mi

Listing history 29 events

1. 2026-05-31
   days on market $106,000 Active 94 DOM
2. 2026-04-13
   price $106,000 301-char remark

   Show marketing remark (301 chars)

   Turnkey Section 8 investment with secured income in place. This property is currently rented at $1,248 per month, on a month to month basis, resident pays all utilities. A dependable addition to any cash-flow-focused portfolio. Buyer to perform due diligence. Additional photos available upon request.

3. 2026-03-27
   status Active 301-char remark

   Show marketing remark (301 chars)

   Turnkey Section 8 investment with secured income in place. This property is currently rented at $1,248 per month, on a month to month basis, resident pays all utilities. A dependable addition to any cash-flow-focused portfolio. Buyer to perform due diligence. Additional photos available upon request.

4. 2026-03-13
   status Pending 301-char remark

   Show marketing remark (301 chars)

   Turnkey Section 8 investment with secured income in place. This property is currently rented at $1,248 per month, on a month to month basis, resident pays all utilities. A dependable addition to any cash-flow-focused portfolio. Buyer to perform due diligence. Additional photos available upon request.

5. 2026-02-12
   listed $112,000 Active 301-char remark

   Show marketing remark (301 chars)

   Turnkey Section 8 investment with secured income in place. This property is currently rented at $1,248 per month, on a month to month basis, resident pays all utilities. A dependable addition to any cash-flow-focused portfolio. Buyer to perform due diligence. Additional photos available upon request.

6. 2024-05-20
   status Pending 348-char remark

   Show marketing remark (348 chars)

   Adorable home with fantastic renter. Section 8 pays $1248 a month. Tenant has been in the home for 4 years and would like to stay. Basement just had extensive waterproofing completed for an additional 800 sq ft of living space. The home has 2/1 upstairs and a bedroom and family area downstairs. Must text agent to make an appointment to view.

7. 2024-05-20
   soldstatus Closed 348-char remark

   Show marketing remark (348 chars)

   Adorable home with fantastic renter. Section 8 pays $1248 a month. Tenant has been in the home for 4 years and would like to stay. Basement just had extensive waterproofing completed for an additional 800 sq ft of living space. The home has 2/1 upstairs and a bedroom and family area downstairs. Must text agent to make an appointment to view.

8. 2024-03-08
   historical Active Under Contract 348-char remark

   Show marketing remark (348 chars)

   Adorable home with fantastic renter. Section 8 pays $1248 a month. Tenant has been in the home for 4 years and would like to stay. Basement just had extensive waterproofing completed for an additional 800 sq ft of living space. The home has 2/1 upstairs and a bedroom and family area downstairs. Must text agent to make an appointment to view.

9. 2023-12-05
   listed $127,000 Active 348-char remark

   Show marketing remark (348 chars)

   Adorable home with fantastic renter. Section 8 pays $1248 a month. Tenant has been in the home for 4 years and would like to stay. Basement just had extensive waterproofing completed for an additional 800 sq ft of living space. The home has 2/1 upstairs and a bedroom and family area downstairs. Must text agent to make an appointment to view.

10. 2023-08-14
    historical
11. 2023-06-23
    price $134,000
12. 2023-06-20
    price $145,000
13. 2023-05-22
    listed $149,000 Active
14. 2020-07-29
    soldstatus $60,000
15. 2020-06-15
    soldstatus Closed
16. 2020-05-21
    status Pending
17. 2020-05-11
    price $64,900
18. 2020-04-14
    price $69,000
19. 2020-04-03
    price $69,750
20. 2020-03-12
    price $69,900
21. 2020-02-12
    listed $74,900 Active
22. 2006-07-11
    soldstatus $117,900
23. 2001-01-10
    soldstatus $53,000
24. 1993-03-15
    soldstatus $40,500
25. 1992-01-07
    soldstatus
26. 1991-02-01
    soldstatus
27. 1991-02-01
    soldstatus
28. 1990-12-01
    soldstatus $44,873
29. 1981-04-01
    soldstatus $30,875

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,210 · $101/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: $15,300
• − Mortgage interest: −$5,938
• − Property taxes: −$1,210
• − Insurance: −$530
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,084
• Taxable income: $2,090
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $3,174/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 — Breckenridge Hills

• Score: 68/100
• State rank: #193
• US rank: #10013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge Hills, MO
• County: Saint Louis County · 888,823 people
• 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

+243.3% since first listed

28 events — show timeline

• 2026-04-13 Price Changed $106,000 MARIS as Distributed by MLS Grid
• 2026-03-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-13 Pending — MARIS as Distributed by MLS Grid
• 2026-02-12 Listed $112,000 MARIS as Distributed by MLS Grid
• 2024-05-20 Pending — MARIS as Distributed by MLS Grid
• 2024-05-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-03-08 Contingent — MARIS as Distributed by MLS Grid
• 2023-12-05 Listed $127,000 MARIS as Distributed by MLS Grid
• 2023-08-14 Delisted — MARIS as Distributed by MLS Grid
• 2023-06-23 Price Changed $134,000 MARIS as Distributed by MLS Grid
• 2023-06-20 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2023-05-22 Listed $149,000 MARIS as Distributed by MLS Grid
• 2020-07-29 Sold (Public Records) $60,000 Public Records
• 2020-06-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-05-21 Pending — MARIS as Distributed by MLS Grid
• 2020-05-11 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2020-04-14 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2020-04-03 Price Changed $69,750 MARIS as Distributed by MLS Grid
• 2020-03-12 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2020-02-12 Listed $74,900 MARIS as Distributed by MLS Grid
• 2006-07-11 Sold (Public Records) $117,900 Public Records
• 2001-01-10 Sold (Public Records) $53,000 Public Records
• 1993-03-15 Sold (Public Records) $40,500 Public Records
• 1992-01-07 Sold (Public Records) — Public Records
• 1991-02-01 Sold (Public Records) — Public Records
• 1991-02-01 Sold (Public Records) — Public Records
• 1990-12-01 Sold (Public Records) $44,873 Public Records
• 1981-04-01 Sold (Public Records) $30,875 Public Records

Property tax history

-1.4%/yr

Latest (2022): $1,210 · +0.2% YoY. Source: county tax records.