9578 Breckenridge Rd · Breckenridge Hills, MO 63114

$109,900

2 bd · 2.0 ba · 697 sqft · SingleFamily public records · 51 Days on market

Built 1950 8,119 sqft lot $158/sqft · 59% above area Est $108k · at est.

---

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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +6.8/15.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Whether you’re an investor seeking reliable income or a buyer looking for a well-maintained home, this property offers a great opportunity. This charming two-bedroom, two-bath residence combines comfort and practicality, creating a welcoming space tenants are happy to call home. With a strong rental history and a current tenant in place for the past 18 months paying $1,125 per month, you can enjoy immediate, steady cash flow from day one. For those looking to grow their portfolio! Recent updates include a furnace and central air system both under five years old, providing peace of mind and energy-efficient comfort for years to come.

Key facts

• Recent updates
• Central air system
• Furnace

Tags

• STRONG RENTAL HISTORY
• RECENT UPDATES
• FURNACE
• CENTRAL AIR SYSTEM

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms (one on main level, one in lower/basement level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Basement with bathroom and additional finished/other space; Central air

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#193 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, 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: Marion Elem. (math 18% / reading 30%, grade F, #907 of 1,115 statewide, top 81%, 475 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; 8 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $110k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
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: 1.07% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (median comp): $108,315
• List price: $109,900
• Delta: 1.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3106 Quiet Ln	0.22mi	2/1.0	724 (+4%)	3mo	$148,000	$204	77
3317 Royalton	0.28mi	2/1.0	700 (+0%)	7mo	$107,000	$153	77
9440 Baltimore Ave	0.37mi	2/2.0	720 (+3%)	4mo	$125,000	$174	74
3294 W Tennyson Ave	0.29mi	2/1.0	744 (+7%)	6mo	$40,000	$54	67
3219 Royalton Ave	0.16mi	2/1.0	792 (+14%)	3mo	$102,500	$129	64
3316 Edmundson Rd	0.26mi	2/1.0	633 (-9%)	6mo	$80,000	$126	63
3212 W Tennyson Ave	0.28mi	2/1.0	612 (-12%)	1mo	$99,000	$162	62
3510 Dix Ave	0.46mi	1/1.0 (-1)	696 (-0%)	9mo	$108,000	$155	62
3534 Calvert Ave	0.56mi	2/1.0	720 (+3%)	8mo	$150,000	$208	58
9431 Edmund Dr	0.66mi	1/1.0 (-1)	702 (+1%)	10mo	$54,900	$78	50
3362 Edmundson Rd	0.36mi	1/1.0 (-1)	600 (-14%)	6mo	$89,000	$148	46
3328 Marvin Ave	0.43mi	2/1.0	800 (+15%)	10mo	$99,000	$124	43

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-5,777
• Equity at exit: $16,386

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $7,362
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,181 high
• Mortgage (P&I): −$576
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $207

Break-even live

Break-even rent $919

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $269	-5% $238	+0% $207	+5% $176	+10% $144
Rent	-10% $113	-5% $160	+0% $207	+5% $253	+10% $300
Rate	-1.0pp $262	-0.5pp $235	base $207	+0.5pp $178	+1.0pp $149

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,235	$1.88	11d	1	0.23mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	44d	1	0.84mi
3710 Geraldine Ave Apt 3 St Ann, MO	1.0	1.0	400	$675	$1.69	44d	1	0.84mi
2323 Woodson Rd Apt J Overland, MO	1.0	1.0	605	$875	$1.45	44d	1	1.05mi
2323 Woodson Rd Apt I Overland, MO	1.0	1.0	650	$875	$1.35	8d	1	1.05mi
8700 Crocus Ln Saint Louis, MO	1.0	1.0	700	$950	$1.36	8d	2	1.21mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	15d	1	1.28mi
2201 Gaebler Ave Unit A Overland, MO	2.0	1.0	710	$1,250	$1.76	24d	1	1.29mi

Listing history 20 events

1. 2026-06-18
   days on market $109,900 Active 51 DOM
2. 2026-06-17
   days on market $109,900 Active 50 DOM
3. 2026-06-16
   days on market $109,900 Active 49 DOM
4. 2026-06-15
   days on market $109,900 Active 48 DOM
5. 2026-06-13
   days on market $109,900 Active 46 DOM
6. 2026-06-09
   days on market $109,900 Active 42 DOM
7. 2026-06-08
   days on market $109,900 Active 41 DOM
8. 2026-06-07
   pricedays on market $109,900 Active 40 DOM
9. 2026-06-03
   days on market $115,900 Active 36 DOM
10. 2026-06-02
    days on market $115,900 Active 35 DOM
11. 2026-06-01
    days on market $115,900 Active 34 DOM
12. 2026-05-31
    days on market $115,900 Active 33 DOM
13. 2026-04-28
    listed $115,900 Active 646-char remark
14. 2024-07-17
    historical
15. 2024-05-30
    price $112,000
16. 2024-05-14
    price $112,500
17. 2024-04-05
    listed $115,000 Active
18. 2022-08-14
    price $1,225
19. 2022-03-18
    soldstatus $73,000
20. 2019-05-03
    soldstatus $24,800

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,247 · $104/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,167
• − Mortgage interest: −$6,156
• − Property taxes: −$1,247
• − Insurance: −$550
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,197
• Taxable income: $751
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,300/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 — Breckenridge Hills

• Score: 68/100
• State rank: #193
• US rank: #10013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge Hills, MO
• County: Saint Louis County · 888,823 people
• 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

+343.1% since first listed

9 events — show timeline

• 2026-06-03 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2026-04-28 Listed $115,900 MARIS as Distributed by MLS Grid
• 2024-07-17 Delisted — MARIS as Distributed by MLS Grid
• 2024-05-30 Price Changed $112,000 MARIS as Distributed by MLS Grid
• 2024-05-14 Price Changed $112,500 MARIS as Distributed by MLS Grid
• 2024-04-05 Listed $115,000 MARIS as Distributed by MLS Grid
• 2022-08-14 Price Changed $1,225 RENT.
• 2022-03-18 Sold (Public Records) $73,000 Public Records
• 2019-05-03 Sold (Public Records) $24,800 Public Records

Property tax history

+4.4%/yr

Latest (2022): $1,247 · +0.2% YoY. Source: county tax records.