16054 Rose Wreath Ln · Old Jamestown, MO 63034

$162,000

2 bd · 2.0 ba · 1,284 sqft · Condo public records · 1 Days on market

Built 1988 $374/mo HOA · 20% of rent

---

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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Key facts

• $374 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Living area listed as 1,284 (source: public records)
• Financial info: Lease not considered
• HOA & community: Barrington Downs Condo Association; Monthly HOA fee (listed) covering clubhouse, insurance, grounds maintenance, parking/road maintenance, common area maintenance, exterior maintenance, pool maintenance, management, recreational facilities, roof, sewer, trash, and water; Amenities: clubhouse, fitness center, pool, common grounds, outside management, association management

Exterior

• Parking: Attached garage (garage present, garage size listed as 200)
• Utilities: Public water; Public sewer; Ameren electric; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Residential condominium; Attached property; One level
• Construction: Brick veneer and vinyl siding; Basement: full, partially finished, 8+ ft pour
• Exterior features: Landscaped lot; Level lot

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 2 bedrooms, both on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 half bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Family room on the main level; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $162k.

Deal economics

• At list price, monthly cash flow is $0 ($-2/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (0.0% below list).
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $162k (0.0% below list) — sets the bar for cash-flow.

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); North Middle (math 16% / reading 28%, grade F, #332 of 391 statewide, top 86%, 674 students, 55% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 72 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $133k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $161,968

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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-26,018
• Equity at exit: $24,155

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-21,680
• Equity at exit: $14,007

Cash invested: $45,360 (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: 72
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,862 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$180 /mo · $2,161/yr
• Insurance: −$68
• HOA: −$374
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-0

Break-even live

Break-even rent $1,862

Max offer price $161,968

Occupancy floor 95%

Sensitivity live

Price	-10% $92	-5% $46	+0% $0	+5% $-46	+10% $-92
Rent	-10% $-147	-5% $-74	+0% $0	+5% $73	+10% $147
Rate	-1.0pp $81	-0.5pp $41	base $0	+0.5pp $-42	+1.0pp $-85

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15686 93rd Ave Florissant, MO	3.0	2.0	1370	$1,948	$1.42	14d	1	0.72mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	0d	1	0.93mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	14d	1	1.42mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	45d	1	1.47mi

HOA detail condo

• Monthly dues: $374 · $4,488/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-06-19
   listed $162,000 Pending 1 DOM

ⓘ 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: $2,161 · $180/mo
• Projected year-2 tax: $2,161 · $180/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 ≥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: $22,343
• − Mortgage interest: −$9,075
• − Property taxes: −$2,161
• − Insurance: −$810
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − HOA: −$4,488
• − Depreciation: −$4,713
• Taxable loss: −$2,478
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $592/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

+91.0% since first listed

9 events — show timeline

• 2026-06-18 Pending — MARIS as Distributed by MLS Grid
• 2026-06-18 Listed $162,000 MARIS as Distributed by MLS Grid
• 2009-07-10 Sold (Public Records) $132,900 Public Records
• 2001-08-08 Sold (Public Records) $125,000 Public Records
• 2001-08-08 Sold (Public Records) $125,000 Public Records
• 2001-08-08 Sold (Public Records) — Public Records
• 1996-02-21 Sold (Public Records) — Public Records
• 1992-04-01 Sold (Public Records) — Public Records
• 1989-08-01 Sold (Public Records) $84,800 Public Records

Property tax history

+1.7%/yr

Latest (2022): $2,161 · +5.7% YoY. Source: county tax records.