108 Horn Ave · Lemay, MO 63125

$40,000

2 bd · 1.5 ba · 1,739 sqft · SingleFamily public records · 1 Days on market

Built 1895 10,123 sqft lot ↓ 11% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! Being sold as-is. Large 2 story home, with large lot. This is a fixer upper and being sold in it's present condition. Newer roof and siding. No utilities on.

Key facts

• Newer roof
• Large lot
• Newer siding

Tags

• LARGE LOT
• NEWER ROOF
• NEWER SIDING

Property features AI

Finance

• Other: No other applicable amenities provided
• Financial info: No additional financial details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Off-street parking
• Security: No security details provided
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: City lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms (both on upper level)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms (one on main level, one on upper level)
• Heating & cooling: Other heating; Other cooling
• Interior features: Gas water heater; Full unfinished basement; Two decorative fireplaces
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Cap rate 35.5% vs local median 5.2% in Lemay — 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 67/100 on livability (#213 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime F.
• Hancock Place (suburban): math 30% / reading 34% proficiency, ranked #251 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hancock Place Elem. (math 34% / reading 34%, grade F, #739 of 1,115 statewide, top 67%, 616 students, 74% FRL); Hancock Sr. High (math 22% / reading 47%, grade F, #321 of 521 statewide, top 67%, 389 students, 91% FRL) — zoned schools average 83% FRL vs 57% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1895 — 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 $40,000

Questions for the listing agent

1. Built in 1895 — 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 D-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: 3.95% ✓
• Cap rate: 35.49%
• Cash-on-cash: 104.27%
• DSCR: 5.64
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $205,202
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Horn Ave	0.00mi	2/2.0	1,739 (0%)	1mo	$40,000	$23	98
437 Hoffmeister Ave	0.38mi	3/2.0 (+1)	1,735 (-0%)	6mo	$245,000	$141	70
312 Waller Ave	0.31mi	3/1.0 (+1)	1,700 (-2%)	9mo	$199,999	$118	68
329 Goetz Ave	0.29mi	3/1.0 (+1)	1,497 (-14%)	2mo	$35,000	$23	54
212 Espenschied St	0.54mi	3/1.5 (+1)	1,562 (-10%)	5mo	$119,900	$77	49
9533 Gentry Ave	0.45mi	3/1.0 (+1)	1,491 (-14%)	2mo	$165,000	$111	46
720 Erskine Ave	0.40mi	1/1.0 (-1)	1,504 (-14%)	8mo	$49,900	$33	45
631 Waller Ave	0.47mi	3/1.5 (+1)	1,514 (-13%)	11mo	$179,900	$119	42
614 Horn Ave	0.40mi	3/2.5 (+1)	1,488 (-14%)	10mo	$200,000	$134	40
600 Horn Ave	0.36mi	3/2.0 (+1)	1,480 (-15%)	14mo	$239,900	$162	40
522 Hurck St	0.71mi	2/1.0	1,916 (+10%)	13mo	$179,000	$93	38
416 W Holden Ave	0.72mi	3/2.5 (+1)	1,664 (-4%)	17mo	$232,500	$140	36

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: —
• Equity multiple: 5.96×
• Total profit: $55,523
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 12.45×
• Total profit: $128,255
• Equity at exit: $3,458

Cash invested: $11,200 (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 63125

• Active inventory: 148
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $973

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,001	-5% $987	+0% $973	+5% $959	+10% $946
Rent	-10% $848	-5% $911	+0% $973	+5% $1,036	+10% $1,098
Rate	-1.0pp $993	-0.5pp $983	base $973	+0.5pp $963	+1.0pp $952

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 Horn Ave Saint Louis, MO	2.0	1.5	1301	$1,871	$1.44	2d	1	0.14mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	2d	1	0.21mi
336 Lagro Ave Saint Louis, MO	2.0	2.0	1340	$1,250	$0.93	44d	1	0.24mi
349 Lagro Ave Saint Louis, MO	3.0	1.0	1184	$1,500	$1.27	44d	1	0.28mi
8215 Pennsylvania Ave Saint Louis, MO	1.0	2.0	1252	$1,650	$1.32	18d	1	0.70mi
9809 S Broadway Saint Louis, MO	1.0	1.0	1288	$1,450	$1.13	45d	1	0.72mi
7924 Michigan Ave Unit 2F St. Louis, MO	3.0	2.0	1250	$1,195	$0.96	4d	1	0.88mi
9954 Meadow Ave Saint Louis, MO	2.0	1.0	1100	$1,050	$0.95	5d	1	1.04mi
9963 Meadow Ave Saint Louis, MO	3.0	2.0	1628	$1,701	$1.04	44d	1	1.08mi
7417 Vermont Ave Unit 103 St. Louis, MO	2.0	2.0	1069	$1,500	$1.40	15d	1	1.25mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	2d	8	1.25mi
3945 Crosby Dr Saint Louis, MO	2.0	1.0	1100	$2,083	$1.89	2d	1	1.35mi
7024 Pennsylvania Ave Unit F St. Louis, MO	2.0	1.0	1081	$930	$0.86	17d	1	1.48mi

Listing history 24 events

1. 2026-05-21
   status Pending
2. 2026-05-21
   listed $40,000 Active
3. 2025-06-10
   listed $80,000 Active
4. 2025-05-16
   price $80,000
5. 2025-04-16
   price $85,000
6. 2025-02-17
   price $100,000
7. 2024-12-09
   price $110,000
8. 2024-12-05
   listed $125,000 Active
9. 2023-09-22
   historical
10. 2023-09-15
    price $65,000
11. 2023-09-04
    price $75,000
12. 2023-08-22
    status Active
13. 2023-08-04
    status Pending
14. 2023-07-20
    price $80,000
15. 2023-06-29
    price $85,000
16. 2023-05-31
    price $90,000
17. 2023-05-18
    listed $95,000 Active
18. 2023-04-26
    historical
19. 2023-04-04
    price $95,000
20. 2022-11-18
    listed $100,000 Active
21. 1997-06-20
    soldstatus $45,000
22. 1994-10-24
    soldstatus
23. 1994-10-24
    soldstatus
24. 1994-10-24
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,981
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$1,164
• Taxable income: $11,740
• Est. tax owed @ 24.0%: −$2,818
• After-tax cash flow: $8,860/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: Hancock Place
• NCES district ID: 2913620
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $41,890
• Composite: 27.08/100
• National rank: #7048
• State rank: #251 of 324 in MO

Livability — Lemay

• Score: 67/100
• State rank: #213
• US rank: #10652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lemay, MO
• County: Saint Louis County · 888,823 people
• City population: 33,294
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,294
• Household income: $61,624
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 631.0

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 White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: American 9% Romanian 3% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 83% English-only · Russian/Polish/Slavic 11% Spanish 3% Vietnamese 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: ▼ -173.27%
• Current HPI: 234.3792
• 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

-11.1% since first listed

24 events — show timeline

• 2026-05-21 Pending — MARIS as Distributed by MLS Grid
• 2026-05-21 Listed $40,000 MARIS as Distributed by MLS Grid
• 2025-06-10 Listed $80,000 MARIS as Distributed by MLS Grid
• 2025-05-16 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2025-04-16 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2025-02-17 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2024-12-09 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2024-12-05 Listed $125,000 MARIS as Distributed by MLS Grid
• 2023-09-22 Delisted — MARIS as Distributed by MLS Grid
• 2023-09-15 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2023-09-04 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2023-08-22 Relisted — MARIS as Distributed by MLS Grid
• 2023-08-04 Pending — MARIS as Distributed by MLS Grid
• 2023-07-20 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2023-06-29 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2023-05-31 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2023-05-18 Listed $95,000 MARIS as Distributed by MLS Grid
• 2023-04-26 Delisted — MARIS as Distributed by MLS Grid
• 2023-04-04 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2022-11-18 Listed $100,000 MARIS as Distributed by MLS Grid
• 1997-06-20 Sold (Public Records) $45,000 Public Records
• 1994-10-24 Sold (Public Records) — Public Records
• 1994-10-24 Sold (Public Records) — Public Records
• 1994-10-24 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2022): $2,035 · +1.8% YoY. Source: county tax records.