340 Madison Ave · Rock Hill, MO 63119

$106,000

3 bd · 1.0 ba · 1,061 sqft · SingleFamily public records · 12 Days on market

Built 1926 7,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brick 1.5 story home with three bedrooms and one bath. Special features include: wood floors, open floor plan, enclosed front porch, two bedrooms main floor, second floor has a recreation area and bedroom. Full basement with room for completion. Great opportunity for sweat equity. Easy to show, set your appointment to show today! Seller has received multiple offers and has set a deadline of * * * MONDAY 4/20/2026 AT 5PM * * for the buyer responses, please be sure to note the offer with a comment of HIGHEST AND BEST when you submit. * * * IF A BUYER WANTS TO LEAVE THEIR PRICE AND TERMS THE SAME, YOU STILL MUST RE-SUBMIT THEIR OFFER, AND COMMENT WITH CONFIRMATION THAT IT IS IN FACT TH

Key facts

• Open floor plan
• Wood floors
• Full basement

Tags

• WOOD FLOORS
• OPEN FLOOR PLAN
• ENCLOSED FRONT PORCH
• RECREATION AREA
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Cap rate 16.5% vs local median 4.2% in Rock Hill — 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 76/100 on livability (#45 in MO, #3,624 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F.
• Webster Groves (suburban): math 56% / reading 67% proficiency, ranked #7 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Bristol Elem. (math 58% / reading 72%, grade B+, #68 of 1,115 statewide, top 6%, 388 students, 6% FRL); Webster Groves High (math 50% / reading 73%, grade B-, #31 of 521 statewide, top 6%, 1,315 students, 12% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: Rents rising fast (+8.2%/yr); 155 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $733 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,000

Questions for the listing agent

1. Built in 1926 — 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: 2.02% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.33%
• DSCR: 2.62
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $274,799
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 Madison Ave	0.00mi	3/1.0	1,061 (0%)	1mo	$106,000	$100	99
519 Bismark Ave	0.26mi	3/1.0	1,073 (+1%)	2mo	$295,000	$275	84
2918 Wingate Ct	0.34mi	2/1.0 (-1)	1,080 (+2%)	4mo	$280,000	$259	73
630 Bell Ave	0.37mi	2/1.0 (-1)	1,108 (+4%)	0mo	$225,000	$203	70
400 Corona Ct	0.58mi	3/1.0	1,028 (-3%)	1mo	$279,900	$272	67
716 Bell Ave	0.39mi	3/1.0	966 (-9%)	0mo	$140,000	$145	66
126 Saint John Ave	0.40mi	3/2.0	1,129 (+6%)	2mo	$325,000	$288	66
9816 Obrien Ct	0.66mi	3/1.5	1,040 (-2%)	3mo	$295,000	$284	62
2835 Dunkirk Dr	0.46mi	2/1.0 (-1)	1,142 (+8%)	0mo	$250,000	$219	61
9719 Greenwood Ter	0.45mi	2/2.0 (-1)	1,150 (+8%)	1mo	$235,000	$204	55
1057 Rockman Pl	0.69mi	3/3.0	1,035 (-2%)	2mo	$339,000	$328	54
404 W Kirkham Ave	0.50mi	2/1.0 (-1)	918 (-14%)	0mo	$150,000	$163	49

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 2.73×
• Total profit: $51,447
• Equity at exit: $15,805

10-year hold

• IRR: 47.0%
• Equity multiple: 6.74×
• Total profit: $170,302
• Equity at exit: $9,165

Cash invested: $29,680 (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 63119

• Rents YoY: 8.2%
• Active inventory: 155
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$556
• Tax from tax record: −$193 /mo · $2,322/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $899

Break-even live

Break-even rent $1,004

Max offer price $106,000

Occupancy floor 53%

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 Eldridge Ave Saint Louis, MO	2.0	1.0	1015	$2,000	$1.97	1d	1	0.05mi
308 Madison Ave Saint Louis, MO	4.0	2.0	1075	$2,800	$2.60	1d	1	0.09mi
425 Bismark Ave Saint Louis, MO	2.0	1.5	853	$2,095	$2.46	43d	1	0.16mi
126 Madison Ave Saint Louis, MO	4.0	1.0	1120	$1,550	$1.38	43d	1	0.27mi
539 N Elm Ave Saint Louis, MO	3.0	1.0	1055	$1,500	$1.42	10d	1	0.40mi
9724 Greenwood Ter Saint Louis, MO	2.0	1.0	907	$1,525	$1.68	20d	1	0.44mi
139 W Kirkham Ave Saint Louis, MO	2.0	2.5	1163	$2,300	$1.98	14d	1	0.45mi
927 N Elm Ave Saint Louis, MO	3.0	1.0	828	$1,800	$2.17	20d	1	0.50mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	2d	12	0.58mi
341 W Pacific Ave Saint Louis, MO	2.0	1.5	1200	$1,995	$1.66	20d	1	0.59mi
9816 Obrien Ct Saint Louis, MO	3.0	2.0	1040	$2,100	$2.02	1d	1	0.64mi
153 Willis Ave Saint Louis, MO	3.0	1.5	1097	$2,100	$1.91	1d	1	0.64mi
2756 McKnight Crossing Ct Saint Louis, MO	2.0	2.0	1175	$2,425	$2.06	10d	1	0.80mi
2756 McKnight Crossing Ct Saint Louis, MO	2.0	2.0	1175	$2,425	$2.06	1d	1	0.80mi
2820 Hilldale Ave Saint Louis, MO	3.0	2.0	1140	$2,550	$2.24	1d	1	0.82mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	1d	1	0.85mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	7d	1	0.98mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,249	$1.60	1d	4	1.23mi
437 S Elm Ave Saint Louis, MO	3.0	1.0	1242	$2,100	$1.69	1d	1	1.39mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	43d	1	1.46mi

Listing history 4 events

1. 2026-04-24
   status Pending
2. 2026-04-12
   listed $106,000 Active
3. 1993-12-08
   soldstatus
4. 1967-07-18
   soldstatus

ⓘ 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: $2,322 · $193/mo
• Projected year-2 tax: $2,322 · $193/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 · 20 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: $25,704
• − Mortgage interest: −$5,938
• − Property taxes: −$2,322
• − Insurance: −$530
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$3,084
• Taxable income: $9,718
• Est. tax owed @ 24.0%: −$2,332
• After-tax cash flow: $8,451/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: Webster Groves
• NCES district ID: 2931530
• Math proficiency: 56% ▼ -3.00%
• Reading proficiency: 67% ▲ 3.00%
• Median HH income: $78,389
• Composite: 54.99/100
• National rank: #1298
• State rank: #7 of 324 in MO

Livability — Rock Hill

• Score: 76/100
• State rank: #45
• US rank: #3624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Hill, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 34,181
• Household income: $106,183
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 1320.0

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 (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 9% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 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: ▼ -463.48%
• Current HPI: 221.7655
• Rent YoY: ▲ 8.19%
• 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

4 events — show timeline

• 2026-04-24 Pending — MARIS as Distributed by MLS Grid
• 2026-04-12 Listed $106,000 MARIS as Distributed by MLS Grid
• 1993-12-08 Sold (Public Records) — Public Records
• 1967-07-18 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2022): $2,322 · +0.6% YoY. Source: county tax records.