307 Alsobrook St · Kirkwood, MO 63122

$175,000

3 bd · 2.0 ba · 1,001 sqft · SingleFamily public records · 22 Days on market

Built 1950 5,000 sqft lot Est $240k · 27% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.2/10.0
• Schools +5.7/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3 bedroom, 2 bathroom home located in Kirkwood! This charming home offers a spacious layout with comfortable living areas, a nice kitchen, and plenty of natural light throughout. The primary suite features a private full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the flat backyard perfect for entertaining, relaxing, or outdoor activities. Conveniently located near parks, shopping, dining, and top rated schools with easy access to major highways. Move in ready and full of character, this is one you do not want to miss!

Key facts

• 5,000 sq ft lot
• Built 1950
• Listed 22 days

Property features AI

Exterior

• Utilities: Public water; Ameren electric service; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Built using other construction materials
• Exterior features: Fenced yard (other); Lot described with other features

Interior

• Kitchen: Microwave; Electric oven; Range / Electric range
• Bedrooms: 3 bedrooms total; 2 bedrooms on the main level; 1 bedroom on the upper level
• Bathrooms: 2 full bathrooms total; 1 full bathroom on the main level; 1 full bathroom on the upper level
• Interior features: Microwave; Electric oven; Range / Electric range; Forced air heating; Central air conditioning; Has basement with 8 ft+ poured concrete

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.4% in Kirkwood — 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 78/100 on livability (#27 in MO, #2,478 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: cost of living C-, commute F.
• Kirkwood R-VII (suburban): math 57% / reading 68% proficiency, ranked #5 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: George R. Robinson Elem. (math 47% / reading 63%, grade C, #185 of 1,115 statewide, top 17%, 493 students, 17% FRL); Kirkwood Sr. High (math 72% / reading 79%, grade A-, #3 of 521 statewide, top 0%, 1,775 students, 11% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 211 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 17% of the median local income ($136k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 + 6.6% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $175k implies a 438% 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 Samoa Dr	0.55mi	3/1.5	1,005 (+0%)	0mo	$315,000	$313	71
1408 Homecrest Dr	0.41mi	3/1.5	1,014 (+1%)	9mo	$235,000	$232	69
520 Pinellas Dr	0.42mi	3/1.0	1,040 (+4%)	2mo	$279,900	$269	68
556 Joshua Dr	0.40mi	3/1.0	1,040 (+4%)	6mo	$249,995	$240	66
621 Pinellas Dr	0.50mi	3/2.0	1,040 (+4%)	9mo	$179,500	$173	63
210 Monica Dr	0.47mi	3/1.0	945 (-6%)	3mo	$199,000	$211	62
216 Monica Dr	0.46mi	3/1.0	1,028 (+3%)	9mo	$199,900	$194	62
535 Rayburn Ave	0.43mi	3/1.5	936 (-6%)	9mo	$300,000	$321	59
1323 Samoa Dr	0.69mi	2/1.5 (-1)	1,005 (+0%)	4mo	$250,000	$249	57
600 Norton Ave	0.60mi	2/1.0 (-1)	1,032 (+3%)	8mo	$245,000	$237	51
613 S Fillmore Ave	0.54mi	2/1.0 (-1)	1,092 (+9%)	2mo	$249,900	$229	49
418 E Elliott Ave	0.69mi	3/1.0	864 (-14%)	10mo	$274,900	$318	33

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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $5,191
• Equity at exit: $26,093

10-year hold

• IRR: 15.3%
• Equity multiple: 2.45×
• Total profit: $70,894
• 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 63122

• Rents YoY: 6.6%
• Active inventory: 211
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$918
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $411

Break-even live

Break-even rent $1,437

Max offer price $175,000

Occupancy floor 74%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Carriage Circle Ln Unit 901F-CCL Kirkwood, MO	2.0	2.0	985	$1,750	$1.78	43d	1	0.29mi
10820 Big Bend Rd Kirkwood, MO	2.0	1.0	1000	$1,595	$1.59	43d	1	0.47mi
551 S Clay Ave Saint Louis, MO	3.0	2.0	1250	$1,650	$1.32	7d	1	0.68mi
467 S Holmes Ave Unit B Kirkwood, MO	2.0	1.0	700	$1,099	$1.57	23d	1	0.90mi
141 E Madison Ave Kirkwood, MO	1.0–2.0	1.0–2.0	1017	$2,765	$2.72	1d	9	1.11mi
416 N Kirkwood Rd St. Louis, MO	2.0	1.0–2.0	890	$3,751	$4.21	1d	6	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $175,000 Active 22 DOM
2. 2026-06-17
   days on market $175,000 Active 21 DOM
3. 2026-06-16
   pricedays on market $175,000 Active 20 DOM
4. 2026-06-15
   days on market $190,000 Active 19 DOM
5. 2026-06-13
   days on market $190,000 Active 17 DOM
6. 2026-06-13
   days on market $190,000 Active 16 DOM
7. 2026-06-09
   days on market $190,000 Active 13 DOM
8. 2026-06-08
   pricedays on market $190,000 Active 12 DOM
9. 2026-06-07
   days on market $200,000 Active 11 DOM
10. 2026-06-03
    days on market $200,000 Active 7 DOM
11. 2026-06-02
    days on market $200,000 Active 6 DOM
12. 2026-06-01
    days on market $200,000 Active 5 DOM
13. 2026-05-31
    days on market $200,000 Active 4 DOM
14. 2026-05-27
    listed $200,000 Active
15. 2026-05-27
    historical $200,000
16. 2015-11-19
    soldstatus $32,500
17. 2010-09-03
    soldstatus
18. 1998-06-11
    soldstatus $9,000

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $1,737 · $145/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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,484
• − Mortgage interest: −$9,803
• − Property taxes: −$1,737
• − Insurance: −$875
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$5,091
• Taxable income: $2,221
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $4,395/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: Kirkwood R-VII
• NCES district ID: 2916770
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $85,581
• Composite: 56.51/100
• National rank: #1153
• State rank: #5 of 324 in MO

Livability — Kirkwood

• Score: 78/100
• State rank: #27
• US rank: #2478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirkwood, MO
• County: Saint Louis County · 888,823 people
• City population: 41,634
• Metro: St. Louis, MO-IL
• Population (ZIP): 41,634
• Household income: $136,385
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 738.0

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 White (84%)
• Race & ethnicity: White 84% Two or more races 8% Black 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Chinese 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: ▼ -413.98%
• Current HPI: 242.2782
• Rent YoY: ▲ 6.63%
• 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

+2122.2% since first listed

5 events — show timeline

• 2026-05-27 Listed $200,000 MARIS as Distributed by MLS Grid
• 2026-05-27 Coming Soon $200,000 MARIS as Distributed by MLS Grid
• 2015-11-19 Sold (Public Records) $32,500 Public Records
• 2010-09-03 Sold (Public Records) — Public Records
• 1998-06-11 Sold (Public Records) $9,000 Public Records

Property tax history

+18.7%/yr

Latest (2022): $1,737 · +10.5% YoY. Source: county tax records.