15565 Old Jamestown Rd · Old Jamestown, MO 63034

$259,500

2 bd · 3.0 ba · 1,895 sqft · SingleFamily public records · 8 Days on market

Built 1970 1.47 ac lot $137/sqft · at area comps Est $295k · 12% 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 +12.9/15.0
• Cash flow +8.1/30.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely updated home is situated 1.47 ac lot in a quiet area of Florissant. Sporting all of the upgrades you are looking for along with a private setting that offers tranquility. All rooms have wood flooring or ceramic. The kitchen/breakfast area has a center island/breakfast bar, granite counter tops, stainless steel appliances and walks out to a 24x15 deck. The lower level finish with two exits to the yard and patio offers unlimited options-zoom room, family room, extra bedroom, huge 5th bedroom or another rec area-your decision. A two car detached garage and 8X12 separate work shop building complete the package. Room for a garden spot. Easy access to highways and very little traffic. Property to be sold "AS IS".

Key facts

• Granite countertops
• Large 1.47-acre lot
• Open kitchen

Tags

• LARGE 1.47-ACRE LOT
• OPEN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• BRIGHT BREAKFAST NOOK

Property features AI

Finance

• Other: Living area reported as 2,172 (estimated); above-grade estimated 1,403, below-grade estimated 769; Lot size listed as 1.47 acres

Exterior

• Parking: Attached garage with 2 spaces (456 sq ft garage size listed)
• Utilities: Public water; Sewer: septic tank listed (unknown); Electric service: Ameren; Cable, electricity, and water available
• Home design: Single family residence; One level (with finished lower level); Residential property
• Construction: Vinyl siding; Shingle roof; Has basement (partially finished, concrete, includes sleeping area, storage, bathroom, and walk-out access)
• Exterior features: Deck; Front yard; Back yard; Asphalt road frontage on a city street

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: 5 total bedrooms; 3 bedrooms on the main level; 2 bedrooms in the lower level
• Bathrooms: 3 full bathrooms; 2 full bathrooms on the main level; 1 full bathroom in the lower level
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island; Kitchen/dining room combo
• Laundry & utility: Washer; Dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-252 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (23.2% below list).
• Recommended offer: $199k (23.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#247 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety 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: Barrington Elem. (math 9% / reading 28%, grade F, #960 of 1,115 statewide, top 86%, 393 students, 53% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 71 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y 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.
• Current owner paid $225k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $199,170 (23.2% 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 1970 — 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. 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?
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: 0.77% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 10.9

CMA / ARV

• ARV (median comp): $294,621
• List price: $259,500
• Delta: -11.92%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14438 Cape Charles Ct	0.71mi	3/2.5 (+1)	1,843 (-3%)	12mo	$254,999	$138	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.20×
• Total profit: $-58,044
• Equity at exit: $38,692

10-year hold

• IRR: -17.9%
• Equity multiple: 0.02×
• Total profit: $-71,000
• Equity at exit: $22,437

Cash invested: $72,660 (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 63034

• Active inventory: 71
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,992 medium
• Mortgage (P&I): −$1,361
• Tax from tax record: −$356 /mo · $4,276/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-252

Break-even live

Break-even rent $2,311

Max offer price $215,001

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-178	+0% $-252	+5% $-325	+10% $-399
Rent	-10% $-409	-5% $-331	+0% $-252	+5% $-173	+10% $-95
Rate	-1.0pp $-121	-0.5pp $-186	base $-252	+0.5pp $-319	+1.0pp $-388

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5454 Misty Crossing Ct Florissant, MO	3.0	3.0	1518	$2,196	$1.45	8d	1	0.85mi

Listing history 20 events

1. 2026-05-12
   listed $259,500 Active 1843-char remark
2. 2021-06-10
   soldstatus $225,000
3. 2021-06-03
   soldstatus Closed 740-char remark

   Show marketing remark (740 chars)

   This lovely updated home is situated 1.47 ac lot in a quiet area of Florissant. Sporting all of the upgrades you are looking for along with a private setting that offers tranquility. All rooms have wood flooring or ceramic. The kitchen/breakfast area has a center island/breakfast bar, granite counter tops, stainless steel appliances and walks out to a 24x15 deck. The lower level finish with two exits to the yard and patio offers unlimited options-zoom room, family room, extra bedroom, huge 5th bedroom or another rec area-your decision. A two car detached garage and 8X12 separate work shop building complete the package. Room for a garden spot. Easy access to highways and very little traffic. Property to be sold "AS IS".

4. 2021-04-13
   historical Active Under Contract 740-char remark

   Show marketing remark (740 chars)

   This lovely updated home is situated 1.47 ac lot in a quiet area of Florissant. Sporting all of the upgrades you are looking for along with a private setting that offers tranquility. All rooms have wood flooring or ceramic. The kitchen/breakfast area has a center island/breakfast bar, granite counter tops, stainless steel appliances and walks out to a 24x15 deck. The lower level finish with two exits to the yard and patio offers unlimited options-zoom room, family room, extra bedroom, huge 5th bedroom or another rec area-your decision. A two car detached garage and 8X12 separate work shop building complete the package. Room for a garden spot. Easy access to highways and very little traffic. Property to be sold "AS IS".

5. 2021-04-09
   status Active 740-char remark

   Show marketing remark (740 chars)

   This lovely updated home is situated 1.47 ac lot in a quiet area of Florissant. Sporting all of the upgrades you are looking for along with a private setting that offers tranquility. All rooms have wood flooring or ceramic. The kitchen/breakfast area has a center island/breakfast bar, granite counter tops, stainless steel appliances and walks out to a 24x15 deck. The lower level finish with two exits to the yard and patio offers unlimited options-zoom room, family room, extra bedroom, huge 5th bedroom or another rec area-your decision. A two car detached garage and 8X12 separate work shop building complete the package. Room for a garden spot. Easy access to highways and very little traffic. Property to be sold "AS IS".

6. 2021-03-20
   historical Active Under Contract 740-char remark

   Show marketing remark (740 chars)

   This lovely updated home is situated 1.47 ac lot in a quiet area of Florissant. Sporting all of the upgrades you are looking for along with a private setting that offers tranquility. All rooms have wood flooring or ceramic. The kitchen/breakfast area has a center island/breakfast bar, granite counter tops, stainless steel appliances and walks out to a 24x15 deck. The lower level finish with two exits to the yard and patio offers unlimited options-zoom room, family room, extra bedroom, huge 5th bedroom or another rec area-your decision. A two car detached garage and 8X12 separate work shop building complete the package. Room for a garden spot. Easy access to highways and very little traffic. Property to be sold "AS IS".

7. 2021-03-18
   price $225,000 740-char remark

   Show marketing remark (740 chars)

   This lovely updated home is situated 1.47 ac lot in a quiet area of Florissant. Sporting all of the upgrades you are looking for along with a private setting that offers tranquility. All rooms have wood flooring or ceramic. The kitchen/breakfast area has a center island/breakfast bar, granite counter tops, stainless steel appliances and walks out to a 24x15 deck. The lower level finish with two exits to the yard and patio offers unlimited options-zoom room, family room, extra bedroom, huge 5th bedroom or another rec area-your decision. A two car detached garage and 8X12 separate work shop building complete the package. Room for a garden spot. Easy access to highways and very little traffic. Property to be sold "AS IS".

8. 2021-03-18
   listed $25,000 Active 740-char remark

   Show marketing remark (740 chars)

   This lovely updated home is situated 1.47 ac lot in a quiet area of Florissant. Sporting all of the upgrades you are looking for along with a private setting that offers tranquility. All rooms have wood flooring or ceramic. The kitchen/breakfast area has a center island/breakfast bar, granite counter tops, stainless steel appliances and walks out to a 24x15 deck. The lower level finish with two exits to the yard and patio offers unlimited options-zoom room, family room, extra bedroom, huge 5th bedroom or another rec area-your decision. A two car detached garage and 8X12 separate work shop building complete the package. Room for a garden spot. Easy access to highways and very little traffic. Property to be sold "AS IS".

9. 2021-03-18
   historical $25,000 740-char remark

   Show marketing remark (740 chars)

   This lovely updated home is situated 1.47 ac lot in a quiet area of Florissant. Sporting all of the upgrades you are looking for along with a private setting that offers tranquility. All rooms have wood flooring or ceramic. The kitchen/breakfast area has a center island/breakfast bar, granite counter tops, stainless steel appliances and walks out to a 24x15 deck. The lower level finish with two exits to the yard and patio offers unlimited options-zoom room, family room, extra bedroom, huge 5th bedroom or another rec area-your decision. A two car detached garage and 8X12 separate work shop building complete the package. Room for a garden spot. Easy access to highways and very little traffic. Property to be sold "AS IS".

10. 2017-09-01
    historical
11. 2017-07-18
    status Active
12. 2017-07-08
    historical Contingent (No Kickout)
13. 2017-05-17
    price $199,900
14. 2017-02-21
    price $209,900
15. 2017-01-19
    price $214,900
16. 2016-12-09
    listed $219,900 Active
17. 2015-07-24
    soldstatus Closed
18. 2015-06-19
    historical
19. 2015-06-18
    listed $65,000 Active
20. 1967-11-06
    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: $4,276 · $356/mo
• Projected year-2 tax: $4,276 · $356/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,900
• − Mortgage interest: −$14,536
• − Property taxes: −$4,276
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$7,549
• Taxable loss: −$7,583
• Est. tax savings @ 24.0%: +$1,820
• After-tax cash flow: $-1,203/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 — Old Jamestown

• Score: 66/100
• State rank: #247
• US rank: #12156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Jamestown, MO
• County: Saint Louis County · 888,823 people
• City population: 19,557
• Metro: St. Louis, MO-IL
• Population (ZIP): 18,908
• Household income: $103,905
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 88.0

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 (65%)
• Race & ethnicity: Black 65% White 21% Two or more races 11% Hispanic / Latino 4% Asian 1%
• Common ancestry: Swedish 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% Vietnamese 1% Other Indo-European 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: ▼ -156.28%
• Current HPI: 180.6267
• 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

+299.2% since first listed

21 events — show timeline

• 2026-05-20 Pending — MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $259,500 MARIS as Distributed by MLS Grid
• 2021-06-10 Sold (Public Records) $225,000 Public Records
• 2021-06-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-04-13 Contingent — MARIS as Distributed by MLS Grid
• 2021-04-09 Relisted — MARIS as Distributed by MLS Grid
• 2021-03-20 Contingent — MARIS as Distributed by MLS Grid
• 2021-03-18 Price Changed $225,000 MARIS as Distributed by MLS Grid
• 2021-03-18 Listed $25,000 MARIS as Distributed by MLS Grid
• 2021-03-18 Coming Soon $25,000 MARIS as Distributed by MLS Grid
• 2017-09-01 Delisted — MARIS as Distributed by MLS Grid
• 2017-07-18 Relisted — MARIS as Distributed by MLS Grid
• 2017-07-08 Contingent — MARIS as Distributed by MLS Grid
• 2017-05-17 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2017-02-21 Price Changed $209,900 MARIS as Distributed by MLS Grid
• 2017-01-19 Price Changed $214,900 MARIS as Distributed by MLS Grid
• 2016-12-09 Listed $219,900 MARIS as Distributed by MLS Grid
• 2015-07-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-06-19 Delisted — MARIS as Distributed by MLS Grid
• 2015-06-18 Listed $65,000 MARIS as Distributed by MLS Grid
• 1967-11-06 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2022): $4,276 · +5.7% YoY. Source: county tax records.