9427 Bataan Dr · Woodson Terrace, MO 63134

$210,000

2 bd · 2.0 ba · 1,200 sqft · MultiFamily public records · 336 Days on market

Built 1950 8,999 sqft lot Est $193k · 9% over

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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).

• Cash flow +21.1/30.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• ARV discount +3.6/15.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great two family rental which is fully occupied. Units have been freshly painted and each has W/D hook up in with newer appliances and full basement. Nice back yard, close to major highways convenient to Clayton and great shopping areas. Easy access to airport and metro link. Great investment property. Must see will not last long.

Key facts

• Back yard
• W d hook up
• Two family rental

Tags

• TWO FAMILY RENTAL
• W D HOOK UP
• NEWER APPLIANCES
• FULL BASEMENT
• BACK YARD
• CLOSE TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive. Per door: $149/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (2.2% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#269 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: schools D, amenities F, health & safety 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 (+1.6%/yr); 70 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $2,054/mo this rent would consume 55% of the median local household income ($45k/yr) (locally 655% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $210k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.98% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $193,362
• List price: $210,000
• Delta: 8.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4209 Calvert Ave	0.15mi	2/2.0	1,344 (+12%)	22mo	$155,000	$115	55
4227 Calvert Ave	0.20mi	2/2.0	1,344 (+12%)	22mo	$155,000	$115	52
9743 Treadway Ln	0.68mi	2/2.0	1,344 (+12%)	1mo	$160,000	$119	47

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-17,872
• Equity at exit: $31,312

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-2,548
• Equity at exit: $18,157

Cash invested: $58,800 (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 63134

• Rents YoY: 1.6%
• Active inventory: 70
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$135 /mo · $1,620/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $299

Break-even live

Break-even rent $1,676

Max offer price $210,000

Occupancy floor 80%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,054
Total (2 units)			$2,054

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	22d	1	0.09mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	44d	1	0.09mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	44d	1	0.31mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	44d	1	0.37mi
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	4d	1	0.39mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	3d	1	0.42mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	44d	1	0.42mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	24d	1	0.44mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	44d	1	0.57mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.57mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	4d	1	0.68mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	15d	1	0.79mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	18d	1	0.85mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	24d	1	0.85mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	44d	1	0.87mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	44d	1	0.87mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	24d	1	0.88mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	44d	1	0.92mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	22d	1	0.93mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	44d	1	0.96mi
10124 Saint Martha Ln Saint Ann, MO	1.0	1.0	1400	$890	$0.64	15d	1	0.98mi
3010 Woodson Rd Breckenridge Hills, MO	1.0	1.0	850	$895	$1.05	44d	1	1.04mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	44d	8	1.10mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	24d	1	1.10mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	1.10mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	24d	1	1.10mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	20d	1	1.10mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	24d	1	1.11mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	44d	1	1.14mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	44d	1	1.16mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	44d	1	1.19mi
4616 Country Ln St Ann, MO	2.0	1.0–2.0	758	$1,505	$1.99	2d	9	1.21mi
8700 Crocus Ln Saint Louis, MO	1.0	1.0	700	$950	$1.36	7d	2	1.31mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	44d	1	1.39mi
9316 Koenig Cir Berkeley, MO	2.0	1.0	720	$1,150	$1.60	4d	5	1.43mi

Listing history 22 events

1. 2026-06-18
   days on market $210,000 Active 336 DOM
2. 2026-06-17
   days on market $210,000 Active 335 DOM
3. 2026-06-16
   days on market $210,000 Active 334 DOM
4. 2026-06-15
   days on market $210,000 Active 333 DOM
5. 2026-06-13
   days on market $210,000 Active 331 DOM
6. 2026-06-09
   days on market $210,000 Active 327 DOM
7. 2026-06-08
   days on market $210,000 Active 326 DOM
8. 2026-06-07
   days on market $210,000 Active 325 DOM
9. 2026-06-03
   days on market $210,000 Active 321 DOM
10. 2026-06-02
    days on market $210,000 Active 320 DOM
11. 2026-06-01
    days on market $210,000 Active 319 DOM
12. 2026-05-31
    days on market $210,000 Active 318 DOM
13. 2026-01-07
    status Active 334-char remark

    Show marketing remark (334 chars)

    Great two family rental which is fully occupied. Units have been freshly painted and each has W/D hook up in with newer appliances and full basement. Nice back yard, close to major highways convenient to Clayton and great shopping areas. Easy access to airport and metro link. Great investment property. Must see will not last long.

14. 2025-09-23
    price $210,000 334-char remark

    Show marketing remark (334 chars)

    Great two family rental which is fully occupied. Units have been freshly painted and each has W/D hook up in with newer appliances and full basement. Nice back yard, close to major highways convenient to Clayton and great shopping areas. Easy access to airport and metro link. Great investment property. Must see will not last long.

15. 2025-07-11
    listed $229,900 Active 334-char remark

    Show marketing remark (334 chars)

    Great two family rental which is fully occupied. Units have been freshly painted and each has W/D hook up in with newer appliances and full basement. Nice back yard, close to major highways convenient to Clayton and great shopping areas. Easy access to airport and metro link. Great investment property. Must see will not last long.

16. 2025-02-03
    soldstatus Closed 999-char remark

    Show marketing remark (999 chars)

    This DUPLEX is one bedroom and one bathroom on each side with independent basements and laundry hookups. The floor plan is a mirror image on each side. The occupied unit is slightly nicer than the unit you should view BEFORE submitting offer featuring newer appliances, warmer tones, nicer wood floors. SOLID investment property, regularly maintained with several major improvements. The water service has been entirely replaced with copper and pex tubing, newer basement windows, professional basement cleaning and water prevention, gutter guards, aluminum wrapped soffit/fascia/window and door frames for low maintenance. Newer hot water heater in 9427. Regularly cleaned/serviced HVAC units. New main electric service panels installed to meet current code. Seller is flexible on closing date. Absolutely do NOT disturb Tenant; must have a confirmed appointment to view property! Rental income potential is much higher than current rate and up to new owner to implement to meet their needs.

17. 2025-01-11
    status Pending 999-char remark

    Show marketing remark (999 chars)

    This DUPLEX is one bedroom and one bathroom on each side with independent basements and laundry hookups. The floor plan is a mirror image on each side. The occupied unit is slightly nicer than the unit you should view BEFORE submitting offer featuring newer appliances, warmer tones, nicer wood floors. SOLID investment property, regularly maintained with several major improvements. The water service has been entirely replaced with copper and pex tubing, newer basement windows, professional basement cleaning and water prevention, gutter guards, aluminum wrapped soffit/fascia/window and door frames for low maintenance. Newer hot water heater in 9427. Regularly cleaned/serviced HVAC units. New main electric service panels installed to meet current code. Seller is flexible on closing date. Absolutely do NOT disturb Tenant; must have a confirmed appointment to view property! Rental income potential is much higher than current rate and up to new owner to implement to meet their needs.

18. 2024-12-26
    listed $165,000 Active 999-char remark

    Show marketing remark (999 chars)

    This DUPLEX is one bedroom and one bathroom on each side with independent basements and laundry hookups. The floor plan is a mirror image on each side. The occupied unit is slightly nicer than the unit you should view BEFORE submitting offer featuring newer appliances, warmer tones, nicer wood floors. SOLID investment property, regularly maintained with several major improvements. The water service has been entirely replaced with copper and pex tubing, newer basement windows, professional basement cleaning and water prevention, gutter guards, aluminum wrapped soffit/fascia/window and door frames for low maintenance. Newer hot water heater in 9427. Regularly cleaned/serviced HVAC units. New main electric service panels installed to meet current code. Seller is flexible on closing date. Absolutely do NOT disturb Tenant; must have a confirmed appointment to view property! Rental income potential is much higher than current rate and up to new owner to implement to meet their needs.

19. 2024-12-20
    historical $165,000 999-char remark

    Show marketing remark (999 chars)

    This DUPLEX is one bedroom and one bathroom on each side with independent basements and laundry hookups. The floor plan is a mirror image on each side. The occupied unit is slightly nicer than the unit you should view BEFORE submitting offer featuring newer appliances, warmer tones, nicer wood floors. SOLID investment property, regularly maintained with several major improvements. The water service has been entirely replaced with copper and pex tubing, newer basement windows, professional basement cleaning and water prevention, gutter guards, aluminum wrapped soffit/fascia/window and door frames for low maintenance. Newer hot water heater in 9427. Regularly cleaned/serviced HVAC units. New main electric service panels installed to meet current code. Seller is flexible on closing date. Absolutely do NOT disturb Tenant; must have a confirmed appointment to view property! Rental income potential is much higher than current rate and up to new owner to implement to meet their needs.

20. 2003-09-11
    soldstatus $73,000
21. 1996-07-02
    soldstatus $65,000
22. 1994-09-15
    soldstatus $38,000

ⓘ 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: $1,620 · $135/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$417/yr (+$35/mo · 25.8%)

ⓘ 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 · 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: $24,648
• − Mortgage interest: −$11,763
• − Property taxes: −$1,620
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$6,109
• Taxable income: $162
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $3,548/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 — Woodson Terrace

• Score: 65/100
• State rank: #269
• US rank: #12635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodson Terrace, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 13,059
• Household income: $44,680
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 655.0

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 (66%)
• Race & ethnicity: Black 66% White 17% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11%

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: ▼ -164.02%
• Current HPI: 226.9524
• Rent YoY: ▲ 1.61%
• 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

+452.6% since first listed

10 events — show timeline

• 2026-01-07 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-23 Price Changed $210,000 MARIS as Distributed by MLS Grid
• 2025-07-11 Listed $229,900 MARIS as Distributed by MLS Grid
• 2025-02-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-01-11 Pending — MARIS as Distributed by MLS Grid
• 2024-12-26 Listed $165,000 MARIS as Distributed by MLS Grid
• 2024-12-20 Coming Soon $165,000 MARIS as Distributed by MLS Grid
• 2003-09-11 Sold (Public Records) $73,000 Public Records
• 1996-07-02 Sold (Public Records) $65,000 Public Records
• 1994-09-15 Sold (Public Records) $38,000 Public Records

Property tax history

+0.1%/yr

Latest (2022): $1,620 · +0.1% YoY. Source: county tax records.