10532 Decker Ave · Overland, MO 63114

$120,000

2 bd · 1.0 ba · 564 sqft · SingleFamily public records · 106 Days on market

Built 1946 6,499 sqft lot $213/sqft · 9% below area Est $132k · 9% under

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Why this score? — see what drove the C- 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 +19.3/30.0
• ARV discount +11.6/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• 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 MLS

This welcoming, move-in-ready home features luxury vinyl plank flooring throughout and sun-filled rooms that create a warm, inviting atmosphere. The open floor plan offers an ideal space to relax with family or entertain friends. The living room and dining area flow seamlessly into the eat-in kitchen, showcasing a fresh look with gray cabinetry and a bay window that fills the space with natural light. Two bedrooms and a full bath with a tub/shower combination complete the main level. The walk-out basement includes a laundry area and provides ample storage or the potential for additional living space. Step outside and enjoy warm weather on the deck overlooking the fenced-in backyard, offering plenty of green space for gardening and play. A storage shed adds extra convenience, while the carport provides covered parking. Conveniently located near Lindbergh Blvd. with easy access to shopping, dining, and everyday amenities.

Key facts

• 6,499 sq ft lot
• Parking
• Built 1946

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (3.7% below list).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 6.3% in Overland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools F, crime 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.
• Market conditions: Rents rising (+2.0%/yr); 118 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $10k; list at $120k implies a 1100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.96% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (median comp): $131,875
• List price: $120,000
• Delta: -9.00%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-12,139
• Equity at exit: $17,892

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,225
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $132

Break-even live

Break-even rent $989

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $200	-5% $166	+0% $132	+5% $98	+10% $64
Rent	-10% $41	-5% $87	+0% $132	+5% $178	+10% $224
Rate	-1.0pp $193	-0.5pp $163	base $132	+0.5pp $101	+1.0pp $70

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	45d	1	0.98mi
11120 Graben Dr St Ann, MO	1.0–2.0	1.0–1.5	850	$1,250	$1.47	3d	14	1.27mi
3710 Geraldine Ave Apt 3 St Ann, MO	1.0	1.0	400	$675	$1.69	45d	1	1.44mi

Listing history 13 events

1. 2026-06-03
   days on market $120,000 Active 106 DOM
2. 2026-06-02
   days on market $120,000 Active 105 DOM
3. 2026-06-01
   days on market $120,000 Active 104 DOM
4. 2026-05-31
   days on market $120,000 Active 103 DOM
5. 2026-04-03
   status Active 933-char remark

   Show marketing remark (933 chars)

   This welcoming, move-in-ready home features luxury vinyl plank flooring throughout and sun-filled rooms that create a warm, inviting atmosphere. The open floor plan offers an ideal space to relax with family or entertain friends. The living room and dining area flow seamlessly into the eat-in kitchen, showcasing a fresh look with gray cabinetry and a bay window that fills the space with natural light. Two bedrooms and a full bath with a tub/shower combination complete the main level. The walk-out basement includes a laundry area and provides ample storage or the potential for additional living space. Step outside and enjoy warm weather on the deck overlooking the fenced-in backyard, offering plenty of green space for gardening and play. A storage shed adds extra convenience, while the carport provides covered parking. Conveniently located near Lindbergh Blvd. with easy access to shopping, dining, and everyday amenities.

6. 2026-03-10
   price $120,000 933-char remark

   Show marketing remark (933 chars)

   This welcoming, move-in-ready home features luxury vinyl plank flooring throughout and sun-filled rooms that create a warm, inviting atmosphere. The open floor plan offers an ideal space to relax with family or entertain friends. The living room and dining area flow seamlessly into the eat-in kitchen, showcasing a fresh look with gray cabinetry and a bay window that fills the space with natural light. Two bedrooms and a full bath with a tub/shower combination complete the main level. The walk-out basement includes a laundry area and provides ample storage or the potential for additional living space. Step outside and enjoy warm weather on the deck overlooking the fenced-in backyard, offering plenty of green space for gardening and play. A storage shed adds extra convenience, while the carport provides covered parking. Conveniently located near Lindbergh Blvd. with easy access to shopping, dining, and everyday amenities.

7. 2026-02-09
   listed $125,000 Active 933-char remark

   Show marketing remark (933 chars)

   This welcoming, move-in-ready home features luxury vinyl plank flooring throughout and sun-filled rooms that create a warm, inviting atmosphere. The open floor plan offers an ideal space to relax with family or entertain friends. The living room and dining area flow seamlessly into the eat-in kitchen, showcasing a fresh look with gray cabinetry and a bay window that fills the space with natural light. Two bedrooms and a full bath with a tub/shower combination complete the main level. The walk-out basement includes a laundry area and provides ample storage or the potential for additional living space. Step outside and enjoy warm weather on the deck overlooking the fenced-in backyard, offering plenty of green space for gardening and play. A storage shed adds extra convenience, while the carport provides covered parking. Conveniently located near Lindbergh Blvd. with easy access to shopping, dining, and everyday amenities.

8. 2023-07-03
   soldstatus
9. 2023-06-29
   soldstatus Closed 289-char remark

   Show marketing remark (289 chars)

   Super cute 2 bedroom bungalow conveniently located near Midland and Ashby. This modern and updated home has been gorgeously rehabbed and ready for it's next owner to call home. The partially finished basement is clean and bright for additionally living area with washer and dryer hookups.

10. 2023-05-29
    status Pending 289-char remark

    Show marketing remark (289 chars)

    Super cute 2 bedroom bungalow conveniently located near Midland and Ashby. This modern and updated home has been gorgeously rehabbed and ready for it's next owner to call home. The partially finished basement is clean and bright for additionally living area with washer and dryer hookups.

11. 2023-05-26
    listed $119,990 Active 289-char remark

    Show marketing remark (289 chars)

    Super cute 2 bedroom bungalow conveniently located near Midland and Ashby. This modern and updated home has been gorgeously rehabbed and ready for it's next owner to call home. The partially finished basement is clean and bright for additionally living area with washer and dryer hookups.

12. 2023-05-24
    historical $119,990 289-char remark

    Show marketing remark (289 chars)

    Super cute 2 bedroom bungalow conveniently located near Midland and Ashby. This modern and updated home has been gorgeously rehabbed and ready for it's next owner to call home. The partially finished basement is clean and bright for additionally living area with washer and dryer hookups.

13. 2007-10-05
    soldstatus $10,000

ⓘ 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: $1,222 · $102/mo
• Projected year-2 tax: $1,222 · $102/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 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $13,874
• − Mortgage interest: −$6,722
• − Property taxes: −$1,222
• − Insurance: −$600
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,491
• Taxable loss: −$380
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $1,679/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

• 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

+1100.0% since first listed

9 events — show timeline

• 2026-04-03 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-10 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-02-09 Listed $125,000 MARIS as Distributed by MLS Grid
• 2023-07-03 Sold (Public Records) — Public Records
• 2023-06-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-05-29 Pending — MARIS as Distributed by MLS Grid
• 2023-05-26 Listed $119,990 MARIS as Distributed by MLS Grid
• 2023-05-24 Coming Soon $119,990 MARIS as Distributed by MLS Grid
• 2007-10-05 Sold (Public Records) $10,000 Public Records

Property tax history

+0.8%/yr

Latest (2022): $1,222 · +0.3% YoY. Source: county tax records.