2051 Goodale Ave · Overland, MO 63114

$175,000

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 3 Days on market

Built 1956 8,102 sqft lot Est $197k · 11% under

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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
• ARV discount +12.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Charming 3-bedroom, zero-step entry, 1-bath home offering comfort, functionality, and extra space to suit a variety of lifestyles. The home features a bright and inviting living area, well-sized bedrooms, and a practical kitchen layout ideal for everyday living. Step outside to a spacious backyard with a large shed—perfect for storage, a workshop, or hobby space. Whether you’re a first-time buyer, downsizing, or looking for a solid investment, this property provides great potential and room to make it your own. Conveniently located and ready to welcome its next owner. Overland occupancy passed! To be sold as-is. Please note -- the roof was replaced after the pictures were taken

Key facts

• 8,102 sq ft lot
• Built 1956
• Listed 3 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity connected; Natural gas connected; Phone available; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Brick construction; Shingle roof
• Exterior features: Covered patio with awning(s); Patio; No-step entry; Back yard fencing; Shed(s)

Interior

• Kitchen: Gas Range; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Radiant heating; Central air conditioning
• Interior features: Fireplace (1); No basement; Accessible full bath; Total of 8 rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $900 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 12.5% vs local median 6.2% in Overland — 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 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-, crime F, 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: Wyland Elem. (math 13% / reading 25%, grade F, #958 of 1,115 statewide, top 86%, 490 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $2,596/mo this rent would consume 56% of the median local household income ($56k/yr) (locally 1595% 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $58k; list at $175k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $175,000

Questions for the listing agent

1. Built in 1956 — 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 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?
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: 1.48% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.04%
• DSCR: 1.98
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $196,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2051 Goodale Ave	0.00mi	3/1.0	1,536 (0%)	1mo	$175,000	$114	99
9025 Brassie Dr	0.20mi	4/2.0 (+1)	1,483 (-4%)	1mo	$250,000	$169	75
2204 Burns Ave	0.30mi	3/2.5	1,560 (+2%)	3mo	$199,000	$128	75
2217 Hood Ave	0.49mi	3/1.0	1,476 (-4%)	1mo	$180,000	$122	70
2028 Westbrook Ln	0.19mi	2/1.0 (-1)	1,320 (-14%)	3mo	$99,000	$75	60
9430 Ridge Ave	0.32mi	3/1.0	1,320 (-14%)	8mo	$179,900	$136	55
8910 Shawnee Ln	0.38mi	3/2.0	1,350 (-12%)	4mo	$179,000	$133	54
2360 Goodale Ave	0.38mi	4/2.0 (+1)	1,682 (+10%)	6mo	$219,900	$131	52
2331 Hood Ave	0.62mi	2/2.0 (-1)	1,606 (+5%)	5mo	$125,000	$78	51
2233 Hood Ave	0.51mi	3/2.0	1,730 (+13%)	1mo	$199,900	$116	50
9700 Ridge Ave	0.70mi	3/2.0	1,445 (-6%)	8mo	$194,900	$135	47
8920 Lackland Rd	0.51mi	3/2.5	1,759 (+14%)	3mo	$205,000	$117	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: 13.7%
• Equity multiple: 1.54×
• Total profit: $26,480
• Equity at exit: $26,093

10-year hold

• IRR: 21.8%
• Equity multiple: 2.77×
• Total profit: $86,882
• Equity at exit: $15,131

Cash invested: $49,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,596 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$160 /mo · $1,922/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $900

Break-even live

Break-even rent $1,457

Max offer price $175,000

Occupancy floor 60%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 N Price Rd St. Louis, MO	1.0–3.0	1.0–2.0	999	$3,731	$3.73	2d	151	1.20mi
9150 Olive Xing St. Louis, MO	1.0–2.0	1.0–2.0	1084	$3,575	$3.30	2d	3	1.39mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	24d	1	1.42mi

Listing history 8 events

1. 2026-04-28
   status Pending
2. 2026-04-27
   status Active
3. 2026-04-27
   status Pending
4. 2026-04-25
   listed $175,000 Active
5. 2026-04-23
   historical $175,000
6. 2026-01-13
   listed $170,000 Active
7. 2026-01-12
   historical
8. 1992-07-15
   soldstatus $58,500

ⓘ 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: $1,922 · $160/mo
• Projected year-2 tax: $1,922 · $160/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 5/10 Major 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: $31,151
• − Mortgage interest: −$9,803
• − Property taxes: −$1,922
• − Insurance: −$875
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − Depreciation: −$5,091
• Taxable income: $8,476
• Est. tax owed @ 24.0%: −$2,034
• After-tax cash flow: $8,765/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

• Census place: Overland, MO
• 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

+199.1% since first listed

8 events — show timeline

• 2026-04-28 Pending — MARIS as Distributed by MLS Grid
• 2026-04-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-27 Pending — MARIS as Distributed by MLS Grid
• 2026-04-25 Listed $175,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $175,000 MARIS as Distributed by MLS Grid
• 2026-01-13 Listed $170,000 MARIS as Distributed by MLS Grid
• 2026-01-12 Coming Soon — MARIS as Distributed by MLS Grid
• 1992-07-15 Sold (Public Records) $58,500 Public Records

Property tax history

+1.6%/yr

Latest (2022): $1,922 · +0.0% YoY. Source: county tax records.