9060 Patrick Dr · St. John, MO 63114

$95,000

1 bd · 1.0 ba · 749 sqft · SingleFamily public records · 91 Days on market

Built 1925 6,499 sqft lot $127/sqft · 27% below area Est $130k · 27% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.5/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A well-maintained house located on a quiet street. The house feature a coved front porch. Beautiful flooring through out. A large bedroom in the main floor. There is a recreation area and a second bedroom. The laundry room on the main floor. The property to sold "as-is".

Key facts

• 6,499 sq ft lot
• Built 1925
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $95k implies a 850% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.05% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (median comp): $129,620
• List price: $95,000
• Delta: -26.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3654 Boswell Ave	0.10mi	2/1.0 (+1)	825 (+10%)	5mo	$95,000	$115	69
3630 Brown Rd Rear	0.31mi	2/1.0 (+1)	816 (+9%)	2mo	$44,900	$55	64
3534 Calvert Ave	0.43mi	2/1.0 (+1)	720 (-4%)	7mo	$150,000	$208	62
8909 Tutwiler Ave	0.45mi	2/1.0 (+1)	792 (+6%)	8mo	$109,900	$139	58
3510 Dix Ave	0.53mi	1/1.0	696 (-7%)	9mo	$108,000	$155	56
3926 Edmundson Rd	0.73mi	2/1.0 (+1)	768 (+2%)	4mo	$59,900	$78	53
8710 Ezra Dr	0.63mi	2/1.5 (+1)	791 (+6%)	2mo	$119,900	$152	52
9014 Tutwiler Ave	0.37mi	2/1.0 (+1)	850 (+14%)	4mo	$155,000	$182	52
4436 Brenton Ave	0.67mi	2/1.0 (+1)	780 (+4%)	9mo	$99,500	$128	50
9428 Kathlyn Dr	0.51mi	2/1.0 (+1)	816 (+9%)	9mo	$132,000	$162	49
3220 Marvin Ave	0.65mi	2/1.0 (+1)	812 (+8%)	6mo	$99,900	$123	46
8626 Engler Ave	0.67mi	2/2.0 (+1)	828 (+10%)	8mo	$145,000	$175	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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-9,925
• Equity at exit: $14,165

10-year hold

• IRR: -2.4%
• Equity multiple: 0.85×
• Total profit: $-4,119
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.9×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$498
• Tax from tax record: −$95 /mo · $1,134/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $100

Break-even live

Break-even rent $871

Max offer price $95,000

Occupancy floor 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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9987 Sloane Sq Unit 9987A St. Louis, MO	1.0	1.0	571	$695	$1.22	44d	1	0.78mi
9987 Sloane Sq Apt A St. Louis, MO	1.0	1.0	571	$695	$1.22	20d	1	0.78mi
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,235	$1.88	10d	1	0.78mi
8700 Crocus Ln Saint Louis, MO	1.0	1.0	700	$950	$1.36	7d	2	0.78mi
9316 Koenig Cir Berkeley, MO	2.0	1.0	720	$1,150	$1.60	4d	5	1.00mi
3710 Geraldine Ave Apt 3 St Ann, MO	1.0	1.0	400	$675	$1.69	44d	1	1.17mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	15d	1	1.33mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	22d	1	1.40mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	44d	1	1.40mi

Listing history 23 events

1. 2026-06-18
   days on market $95,000 Active 91 DOM
2. 2026-06-17
   days on market $95,000 Active 90 DOM
3. 2026-06-16
   days on market $95,000 Active 89 DOM
4. 2026-06-15
   days on market $95,000 Active 88 DOM
5. 2026-06-13
   days on market $95,000 Active 86 DOM
6. 2026-06-09
   days on market $95,000 Active 82 DOM
7. 2026-06-08
   days on market $95,000 Active 81 DOM
8. 2026-06-07
   days on market $95,000 Active 80 DOM
9. 2026-06-03
   days on market $95,000 Active 76 DOM
10. 2026-06-02
    days on market $95,000 Active 75 DOM
11. 2026-06-01
    days on market $95,000 Active 74 DOM
12. 2026-05-31
    days on market $95,000 Active 73 DOM
13. 2026-03-20
    listed $95,000 Active 288-char remark

    Show marketing remark (288 chars)

    A well-maintained house located on a quiet street. The house feature a coved front porch. Beautiful flooring through out. A large bedroom in the main floor. There is a recreation area and a second bedroom. The laundry room on the main floor. The property to sold "as-is".

14. 2026-03-19
    historical $95,000 288-char remark

    Show marketing remark (288 chars)

    A well-maintained house located on a quiet street. The house feature a coved front porch. Beautiful flooring through out. A large bedroom in the main floor. There is a recreation area and a second bedroom. The laundry room on the main floor. The property to sold "as-is".

15. 2025-10-08
    status Active
16. 2025-10-06
    price $99,000
17. 2025-07-22
    listed $105,000 Active
18. 2017-03-16
    soldstatus $10,000
19. 2017-03-15
    soldstatus Closed
20. 2017-03-01
    status Pending
21. 2017-02-27
    price $10,000
22. 2017-02-18
    listed $15,000 Active
23. 1991-01-02
    soldstatus $12,000

ⓘ 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: $1,134 · $95/mo
• Projected year-2 tax: $1,134 · $95/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $11,972
• − Mortgage interest: −$5,321
• − Property taxes: −$1,134
• − Insurance: −$1,142
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,764
• Taxable loss: −$304
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,277/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 — St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. John, 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

+691.7% since first listed

11 events — show timeline

• 2026-03-20 Listed $95,000 MARIS as Distributed by MLS Grid
• 2026-03-19 Coming Soon $95,000 MARIS as Distributed by MLS Grid
• 2025-10-08 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-06 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2025-07-22 Listed $105,000 MARIS as Distributed by MLS Grid
• 2017-03-16 Sold (Public Records) $10,000 Public Records
• 2017-03-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-03-01 Pending — MARIS as Distributed by MLS Grid
• 2017-02-27 Price Changed $10,000 MARIS as Distributed by MLS Grid
• 2017-02-18 Listed $15,000 MARIS as Distributed by MLS Grid
• 1991-01-02 Sold (Public Records) $12,000 Public Records

Property tax history

-2.5%/yr

Latest (2022): $1,134 · +0.0% YoY. Source: county tax records.