9503 Ridge Ave · Overland, MO 63114

$80,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 2 Days on market

Built 1951 6,499 sqft lot Est $142k · 44% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special with Strong Upside Potential! This 2 bed, 1 bath home with a 1-car detached garage is the perfect opportunity for your next flip or rental project. With solid bones and a functional layout, this property is ready for your vision and updates. Located in an area where renovated comps are selling between $160K–$185K, the value-add potential is clear. Whether you're looking to renovate and resell or build long-term rental income, this is a chance to capitalize on a high-demand market. Don’t miss out on this value-packed investment opportunity!

Key facts

• 6,499 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Natural gas connected; Electric service by Ameren
• Home design: Single-family residential home; One level
• Construction: Vinyl siding
• Exterior features: Fenced yard; Back yard

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.9% vs local median 6.2% in Overland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#436 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities 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: Iveland Elem. (math 9% / reading 25%, grade F, #967 of 1,115 statewide, top 88%, 439 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 (+2.0%/yr); 118 active listings in the ZIP; 16 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $80,000

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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.60% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.57%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $142,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9569 Pagewood Ave	0.16mi	2/1.0	728 (-5%)	5mo	$115,000	$158	80
9518 Cote Brilliante Ave	0.23mi	2/1.0	864 (+12%)	4mo	$142,500	$165	66
1914 Overland Dr	0.52mi	2/1.0	816 (+6%)	3mo	$165,000	$202	63
2206 Wengler Ave	0.33mi	2/1.0	864 (+12%)	2mo	$125,000	$145	62
9233 Meadowbrook Ln	0.39mi	2/1.0	864 (+12%)	0mo	$159,900	$185	61
9750 Flora Ave	0.51mi	2/2.0	816 (+6%)	3mo	$199,900	$245	59
9816 Lullaby Ln	0.62mi	2/1.0	816 (+6%)	6mo	$159,900	$196	55
2321 Dawes Pl	0.65mi	2/1.0	720 (-6%)	5mo	$99,000	$138	55
2301 Burns Ave	0.47mi	2/1.0	672 (-12%)	3mo	$165,000	$246	54
2339 Dawes Pl	0.70mi	1/1.0 (-1)	728 (-5%)	0mo	$139,900	$192	54
2324 Huntington Ave	0.71mi	2/2.0	720 (-6%)	2mo	$130,000	$181	51
2242 Huntington Ave	0.64mi	1/1.0 (-1)	702 (-9%)	2mo	$125,000	$178	49

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.62×
• Total profit: $13,859
• Equity at exit: $11,928

10-year hold

• IRR: 23.5%
• Equity multiple: 2.93×
• Total profit: $43,339
• Equity at exit: $6,917

Cash invested: $22,400 (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 63114

• Rents YoY: 2.0%
• Active inventory: 118
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$420
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $440

Break-even live

Break-even rent $723

Max offer price $80,000

Occupancy floor 61%

Sensitivity live

Price	-10% $485	-5% $463	+0% $440	+5% $417	+10% $395
Rent	-10% $339	-5% $389	+0% $440	+5% $490	+10% $541
Rate	-1.0pp $480	-0.5pp $460	base $440	+0.5pp $419	+1.0pp $398

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 Gaebler Ave Unit A Overland, MO	2.0	1.0	710	$1,250	$1.76	24d	1	0.32mi
2323 Woodson Rd Apt J Overland, MO	1.0	1.0	605	$875	$1.45	44d	1	0.61mi
2323 Woodson Rd Apt I Overland, MO	1.0	1.0	650	$875	$1.35	8d	1	0.61mi
9905 Iveland Dr Saint Louis, MO	2.0	1.0	816	$1,370	$1.68	3d	1	0.74mi
1150 N Price Rd St. Louis, MO	1.0–3.0	1.0–2.0	999	$2,758	$2.76	2d	151	0.96mi
8246 Montreal Dr Saint Louis, MO	2.0	1.0	850	$1,450	$1.71	44d	1	1.08mi
9150 Olive Xing St. Louis, MO	1.0–2.0	1.0–2.0	1084	$3,575	$3.30	2d	3	1.16mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	24d	1	1.24mi
2452 Ashland Ave Saint Louis, MO	2.0	1.0	1028	$1,350	$1.31	44d	1	1.28mi
9472 Olive Blvd Olivette, MO	1.0–2.0	1.0–2.0	701	$1,210	$1.73	4d	3	1.31mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	44d	1	1.32mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	24d	1	1.41mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	24d	1	1.41mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	17d	1	1.47mi
8669 Old Towne Dr St. Louis, MO	1.0–3.0	1.0–2.0	1335	$1,602	$1.20	2d	9	1.48mi
3010 Woodson Rd Breckenridge Hills, MO	1.0	1.0	850	$895	$1.05	44d	1	1.49mi

Listing history 3 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   listed $80,000 Active
3. 2026-05-18
   historical $80,000

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,419 · $118/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 ≥107°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: $15,356
• − Mortgage interest: −$4,481
• − Property taxes: −$1,419
• − Insurance: −$400
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,327
• Taxable income: $4,272
• Est. tax owed @ 24.0%: −$1,025
• After-tax cash flow: $4,253/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 — Overland

• Score: 61/100
• State rank: #436
• US rank: #17870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overland, MO
• County: Saint Louis County · 888,823 people
• City population: 33,969
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,969
• Household income: $55,870
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1595.0

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 0.64)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 11% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -276.62%
• Current HPI: 223.9305
• Rent YoY: ▲ 2.04%
• 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

• 2026-05-22 Pending — MARIS as Distributed by MLS Grid
• 2026-05-20 Listed $80,000 MARIS as Distributed by MLS Grid
• 2026-05-18 Coming Soon $80,000 MARIS as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2022): $1,419 · +0.0% YoY. Source: county tax records.