13035 Old Jamestown Rd · Black Jack, MO 63033

$264,900

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 37 Days on market

Built 1959 0.50 ac lot $196/sqft · 61% above area Est $250k · 6% over ↓ 4% since listing

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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 +11.2/30.0
• Appreciation +10.0/10.0
• ARV discount +4.8/15.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Seller offering a $5000 closing credit to the buyer to help buy down their interest rate and lower their monthly payment! Fully Renovated on Half Acre Now Offering Exceptional Value This fully renovated, move-in ready home sits on a spacious half-acre lot backing to trees. Thoughtfully updated from top to bottom, it offers an exceptional blend of quality, comfort, and value. Major improvements include a new roof, windows, water heater, electrical panel, plumbing stack, lighting fixtures, doors, and hardware, as well as fresh interior and exterior paint. The main level features a bright, open living area, and a versatile bonus space ideal for a home office, formal dining room, or family room. The fully renovated kitchen features 42-inch custom cabinetry, granite countertops, and new appliances, and opens to a deck with easy access to the expansive backyard. The bathrooms have been completely updated and the home showcases refinished hardwood floors and new LVT flooring. The home offers 3 bedrooms and 1.5 baths on the main level, including a full hall bath and a private half bath in the primary bedroom for added convenience. The finished walk-out lower level provides valuable extra living space, complete with an egress window—ideal for a future 4th bedroom, home office, or guest suite, plus a bonus storage area. Close enough to restaurants and shopping, far enough for peace and tranquility. This home has already cleared occupancy inspections too!

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (23.6% below list).
• Recommended offer: $202k (23.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#132 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jamestown Elem. (math 2% / reading 37%, grade F, #935 of 1,115 statewide, top 84%, 333 students, 66% FRL); Central Middle (math 12% / reading 25%, grade F, #348 of 391 statewide, top 89%, 707 students, 68% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 221 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 36% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1959 — 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 $202,314 (23.6% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

• ARV (median comp): $249,858
• List price: $264,900
• Delta: 6.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5012 Trailbend Dr	0.08mi	3/2.0	1,268 (-6%)	1mo	$179,000	$141	84
12539 Early Morning Dr	0.28mi	3/2.0	1,412 (+4%)	1mo	$225,000	$159	76
5237 Trailview Dr	0.47mi	3/2.0	1,402 (+4%)	0mo	$208,000	$148	69
13300 Old Jamestown Rd	0.26mi	3/2.0	1,411 (+4%)	12mo	$275,000	$195	69
12508 Early Morning Dr	0.40mi	3/2.0	1,406 (+4%)	12mo	$230,000	$164	62
13360 Old Jamestown Rd	0.31mi	3/2.0	1,460 (+8%)	14mo	$285,000	$195	59
12512 Early Morning Dr	0.38mi	4/3.0 (+1)	1,218 (-10%)	3mo	$220,000	$181	52
4423 Cloverbrook Dr	0.70mi	3/2.0	1,457 (+8%)	8mo	$275,000	$189	46
4453 Cloverbrook Dr	0.65mi	3/3.0	1,428 (+6%)	16mo	$256,400	$180	41
4424 Cloverbrook Dr	0.71mi	3/2.0	1,521 (+12%)	5mo	$249,900	$164	40
4430 Tanglebrook Dr	0.69mi	2/2.5 (-1)	1,298 (-4%)	15mo	$165,000	$127	40
4827 Meuse Dr	0.49mi	4/3.5 (+1)	1,470 (+9%)	13mo	$329,000	$224	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.99×
• Total profit: $147,348
• Equity at exit: $238,643

10-year hold

• IRR: 22.7%
• Equity multiple: 7.23×
• Total profit: $462,233
• Equity at exit: $514,642

Cash invested: $74,172 (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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 221
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$200 /mo · $2,404/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-102

Break-even live

Break-even rent $2,152

Max offer price $246,951

Occupancy floor —

Sensitivity live

Price	-10% $48	-5% $-27	+0% $-102	+5% $-177	+10% $-252
Rent	-10% $-261	-5% $-182	+0% $-102	+5% $-22	+10% $58
Rate	-1.0pp $32	-0.5pp $-34	base $-102	+0.5pp $-170	+1.0pp $-240

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5320 Springtrail Dr Black Jack, MO	4.0	2.5	1712	$2,390	$1.40	23d	1	0.42mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,180	$0.96	0d	18	0.97mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	3d	1	1.13mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	19d	1	1.26mi
5454 Misty Crossing Ct Florissant, MO	3.0	3.0	1518	$2,196	$1.45	9d	1	1.35mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	45d	1	1.37mi
12810 Verwood Dr Florissant, MO	3.0	2.0	1408	$2,026	$1.44	45d	1	1.43mi
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	9d	1	1.49mi

Listing history 7 events

1. 2026-05-16
   status Pending 1476-char remark

   Show marketing remark (1476 chars)

   Seller offering a $5000 closing credit to the buyer to help buy down their interest rate and lower their monthly payment! Fully Renovated on Half Acre Now Offering Exceptional Value This fully renovated, move-in ready home sits on a spacious half-acre lot backing to trees. Thoughtfully updated from top to bottom, it offers an exceptional blend of quality, comfort, and value. Major improvements include a new roof, windows, water heater, electrical panel, plumbing stack, lighting fixtures, doors, and hardware, as well as fresh interior and exterior paint. The main level features a bright, open living area, and a versatile bonus space ideal for a home office, formal dining room, or family room. The fully renovated kitchen features 42-inch custom cabinetry, granite countertops, and new appliances, and opens to a deck with easy access to the expansive backyard. The bathrooms have been completely updated and the home showcases refinished hardwood floors and new LVT flooring. The home offers 3 bedrooms and 1.5 baths on the main level, including a full hall bath and a private half bath in the primary bedroom for added convenience. The finished walk-out lower level provides valuable extra living space, complete with an egress window—ideal for a future 4th bedroom, home office, or guest suite, plus a bonus storage area. Close enough to restaurants and shopping, far enough for peace and tranquility. This home has already cleared occupancy inspections too!

2. 2026-05-07
   price $264,900 1476-char remark

   Show marketing remark (1476 chars)

   Seller offering a $5000 closing credit to the buyer to help buy down their interest rate and lower their monthly payment! Fully Renovated on Half Acre Now Offering Exceptional Value This fully renovated, move-in ready home sits on a spacious half-acre lot backing to trees. Thoughtfully updated from top to bottom, it offers an exceptional blend of quality, comfort, and value. Major improvements include a new roof, windows, water heater, electrical panel, plumbing stack, lighting fixtures, doors, and hardware, as well as fresh interior and exterior paint. The main level features a bright, open living area, and a versatile bonus space ideal for a home office, formal dining room, or family room. The fully renovated kitchen features 42-inch custom cabinetry, granite countertops, and new appliances, and opens to a deck with easy access to the expansive backyard. The bathrooms have been completely updated and the home showcases refinished hardwood floors and new LVT flooring. The home offers 3 bedrooms and 1.5 baths on the main level, including a full hall bath and a private half bath in the primary bedroom for added convenience. The finished walk-out lower level provides valuable extra living space, complete with an egress window—ideal for a future 4th bedroom, home office, or guest suite, plus a bonus storage area. Close enough to restaurants and shopping, far enough for peace and tranquility. This home has already cleared occupancy inspections too!

3. 2026-04-28
   price $267,990 1476-char remark

   Show marketing remark (1476 chars)

   Seller offering a $5000 closing credit to the buyer to help buy down their interest rate and lower their monthly payment! Fully Renovated on Half Acre Now Offering Exceptional Value This fully renovated, move-in ready home sits on a spacious half-acre lot backing to trees. Thoughtfully updated from top to bottom, it offers an exceptional blend of quality, comfort, and value. Major improvements include a new roof, windows, water heater, electrical panel, plumbing stack, lighting fixtures, doors, and hardware, as well as fresh interior and exterior paint. The main level features a bright, open living area, and a versatile bonus space ideal for a home office, formal dining room, or family room. The fully renovated kitchen features 42-inch custom cabinetry, granite countertops, and new appliances, and opens to a deck with easy access to the expansive backyard. The bathrooms have been completely updated and the home showcases refinished hardwood floors and new LVT flooring. The home offers 3 bedrooms and 1.5 baths on the main level, including a full hall bath and a private half bath in the primary bedroom for added convenience. The finished walk-out lower level provides valuable extra living space, complete with an egress window—ideal for a future 4th bedroom, home office, or guest suite, plus a bonus storage area. Close enough to restaurants and shopping, far enough for peace and tranquility. This home has already cleared occupancy inspections too!

4. 2026-04-28
   status Active 1476-char remark

   Show marketing remark (1476 chars)

   Seller offering a $5000 closing credit to the buyer to help buy down their interest rate and lower their monthly payment! Fully Renovated on Half Acre Now Offering Exceptional Value This fully renovated, move-in ready home sits on a spacious half-acre lot backing to trees. Thoughtfully updated from top to bottom, it offers an exceptional blend of quality, comfort, and value. Major improvements include a new roof, windows, water heater, electrical panel, plumbing stack, lighting fixtures, doors, and hardware, as well as fresh interior and exterior paint. The main level features a bright, open living area, and a versatile bonus space ideal for a home office, formal dining room, or family room. The fully renovated kitchen features 42-inch custom cabinetry, granite countertops, and new appliances, and opens to a deck with easy access to the expansive backyard. The bathrooms have been completely updated and the home showcases refinished hardwood floors and new LVT flooring. The home offers 3 bedrooms and 1.5 baths on the main level, including a full hall bath and a private half bath in the primary bedroom for added convenience. The finished walk-out lower level provides valuable extra living space, complete with an egress window—ideal for a future 4th bedroom, home office, or guest suite, plus a bonus storage area. Close enough to restaurants and shopping, far enough for peace and tranquility. This home has already cleared occupancy inspections too!

5. 2026-04-05
   listed $275,000 Active 1476-char remark

   Show marketing remark (1476 chars)

   Seller offering a $5000 closing credit to the buyer to help buy down their interest rate and lower their monthly payment! Fully Renovated on Half Acre Now Offering Exceptional Value This fully renovated, move-in ready home sits on a spacious half-acre lot backing to trees. Thoughtfully updated from top to bottom, it offers an exceptional blend of quality, comfort, and value. Major improvements include a new roof, windows, water heater, electrical panel, plumbing stack, lighting fixtures, doors, and hardware, as well as fresh interior and exterior paint. The main level features a bright, open living area, and a versatile bonus space ideal for a home office, formal dining room, or family room. The fully renovated kitchen features 42-inch custom cabinetry, granite countertops, and new appliances, and opens to a deck with easy access to the expansive backyard. The bathrooms have been completely updated and the home showcases refinished hardwood floors and new LVT flooring. The home offers 3 bedrooms and 1.5 baths on the main level, including a full hall bath and a private half bath in the primary bedroom for added convenience. The finished walk-out lower level provides valuable extra living space, complete with an egress window—ideal for a future 4th bedroom, home office, or guest suite, plus a bonus storage area. Close enough to restaurants and shopping, far enough for peace and tranquility. This home has already cleared occupancy inspections too!

6. 2026-03-30
   historical $275,000 1476-char remark

   Show marketing remark (1476 chars)

   Seller offering a $5000 closing credit to the buyer to help buy down their interest rate and lower their monthly payment! Fully Renovated on Half Acre Now Offering Exceptional Value This fully renovated, move-in ready home sits on a spacious half-acre lot backing to trees. Thoughtfully updated from top to bottom, it offers an exceptional blend of quality, comfort, and value. Major improvements include a new roof, windows, water heater, electrical panel, plumbing stack, lighting fixtures, doors, and hardware, as well as fresh interior and exterior paint. The main level features a bright, open living area, and a versatile bonus space ideal for a home office, formal dining room, or family room. The fully renovated kitchen features 42-inch custom cabinetry, granite countertops, and new appliances, and opens to a deck with easy access to the expansive backyard. The bathrooms have been completely updated and the home showcases refinished hardwood floors and new LVT flooring. The home offers 3 bedrooms and 1.5 baths on the main level, including a full hall bath and a private half bath in the primary bedroom for added convenience. The finished walk-out lower level provides valuable extra living space, complete with an egress window—ideal for a future 4th bedroom, home office, or guest suite, plus a bonus storage area. Close enough to restaurants and shopping, far enough for peace and tranquility. This home has already cleared occupancy inspections too!

7. 1992-05-26
   soldstatus

ⓘ 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: $2,404 · $200/mo
• Projected year-2 tax: $2,570 · $214/mo
• Expected delta: +$165/yr (+$14/mo · 6.9%)

ⓘ 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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,278
• − Mortgage interest: −$14,839
• − Property taxes: −$2,404
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − Depreciation: −$7,706
• Taxable loss: −$5,880
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $192/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 of 324 in MO

Livability — Black Jack

• Score: 70/100
• State rank: #132
• US rank: #7706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Black Jack, MO
• County: Saint Louis County · 888,823 people
• City population: 42,258
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,056
• Household income: $66,776
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1429.0

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 (71%)
• Race & ethnicity: Black 71% White 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 13.78%
• Current HPI: 570.6
• Rent YoY: ▲ 7.51%
• 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

-3.7% since first listed

7 events — show timeline

• 2026-05-16 Pending — MARIS as Distributed by MLS Grid
• 2026-05-07 Price Changed $264,900 MARIS as Distributed by MLS Grid
• 2026-04-28 Price Changed $267,990 MARIS as Distributed by MLS Grid
• 2026-04-28 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-05 Listed $275,000 MARIS as Distributed by MLS Grid
• 2026-03-30 Coming Soon $275,000 MARIS as Distributed by MLS Grid
• 1992-05-26 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2022): $2,404 · +4.5% YoY. Source: county tax records.