9620 Saint Girard Ln · Edmundson, MO 63134

$170,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 6 Days on market

Built 1958 6,198 sqft lot Est $128k · 33% 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 +17.4/30.0
• DSCR +5.4/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE SUN 6/7 1-3PM 9620 Saint Girard Lane is a beautifully renovated home offering the perfect combination of space, comfort, and convenience in a desirable neighborhood! This move-in-ready property provides buyers peace of mind while still offering the warmth and functionality that growing families are searching for. Enjoy four generously sized bedrooms plus a layout designed for both everyday living and entertaining. Whether you need extra room for a home office, play area, or hosting family gatherings, this home delivers the flexibility today’s buyers want. Conveniently located near local parks, schools, dining and public transportation, this property makes commuting and enj

Key facts

• 6,198 sq ft lot
• Built 1958
• Listed 6 days

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Lease not considered
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Electricity (Ameren); Cable available; Electricity connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Backyard; Front yard; Landscaped yard; Level lot; Some trees; Near public transit

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Attic fan; Ceiling fan(s)
• Interior features: Attic fan; Ceiling fans; Central air; Forced air heating; Natural gas heating
• Laundry & utility: No laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (10.0% below list).
• Recommended offer: $153k (10.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#353 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, commute A-, housing B+; Watch: employment 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: Kratz Elem. (math 9% / reading 25%, grade F, #967 of 1,115 statewide, top 88%, 538 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 (+1.6%/yr); 70 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 41% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $170k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,918 (10.0% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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?
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: 0.90% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $127,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4204 Beauty Ln	0.17mi	4/1.5 (+1)	1,299 (+1%)	3mo	$140,000	$108	81
4411 Edmundson Rd	0.10mi	3/1.0	1,104 (-14%)	1mo	$130,000	$118	70
4423 Dabney Dr	0.20mi	3/1.0	1,152 (-11%)	4mo	$109,900	$95	70
9509 Harold Dr	0.44mi	3/1.5	1,257 (-2%)	5mo	$69,900	$56	69
4053 Jane Ave	0.54mi	3/1.0	1,224 (-5%)	2mo	$114,900	$94	65
3904 Jane Ave	0.55mi	2/1.0 (-1)	1,263 (-2%)	4mo	$114,900	$91	63
9716 Margo Ann Ln	0.26mi	3/1.5	1,111 (-14%)	1mo	$135,000	$122	62
9720 Lilly Jean Dr	0.32mi	2/1.5 (-1)	1,200 (-7%)	6mo	$119,000	$99	62
3643 Elsa Ave	0.70mi	3/2.0	1,304 (+1%)	7mo	$85,000	$65	56
3678 Elsa Ave	0.66mi	3/1.0	1,170 (-9%)	1mo	$110,000	$94	53
3931 Fairway Ct	0.75mi	4/1.5 (+1)	1,264 (-2%)	3mo	$249,900	$198	53
9226 Tutwiler Ave	0.72mi	2/1.0 (-1)	1,176 (-9%)	5mo	$140,000	$119	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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.55×
• Total profit: $-21,538
• Equity at exit: $25,348

10-year hold

• IRR: -5.8%
• Equity multiple: 0.65×
• Total profit: $-16,815
• Equity at exit: $14,698

Cash invested: $47,600 (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 63134

• Rents YoY: 1.6%
• Active inventory: 70
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$891
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $128

Break-even live

Break-even rent $1,367

Max offer price $170,000

Occupancy floor 87%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	43d	1	0.16mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	23d	1	0.36mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	21d	1	0.45mi
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	3d	1	0.46mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	17d	1	0.47mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	23d	1	0.68mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	43d	1	0.68mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	43d	1	0.73mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	43d	8	0.74mi
4616 Country Ln St Ann, MO	2.0	1.0–2.0	758	$1,505	$1.99	2d	9	0.79mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	43d	1	1.05mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	20d	1	1.11mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	23d	1	1.11mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	1.23mi
8821 McNulty Dr St. Louis, MO	2.0	1.0	1504	$1,225	$0.81	43d	1	1.23mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	43d	1	1.26mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	23d	1	1.28mi
11276 Liana Ln Saint Ann, MO	2.0	1.0	1560	$1,215	$0.78	43d	1	1.31mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	43d	1	1.47mi

Listing history 8 events

1. 2026-06-10
   status $170,000 Pending 6 DOM
2. 2026-06-09
   days on market $170,000 Active 6 DOM
3. 2026-06-08
   days on market $170,000 Active 5 DOM
4. 2026-06-07
   statusdays on market $170,000 Active 4 DOM
5. 2026-06-03
   days on market $170,000 Coming Soon 5 DOM
6. 2026-06-02
   days on market $170,000 Coming Soon 4 DOM
7. 2026-06-01
   days on market $170,000 Coming Soon 3 DOM
8. 2026-05-31
   days on market $170,000 Coming Soon 2 DOM

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$237/yr (+$20/mo · 16.8%)

ⓘ 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: $18,350
• − Mortgage interest: −$9,523
• − Property taxes: −$1,412
• − Insurance: −$850
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$4,945
• Taxable loss: −$1,316
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $1,852/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 — Edmundson

• Score: 63/100
• State rank: #353
• US rank: #15711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edmundson, 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

+300.0% since first listed

8 events — show timeline

• 2026-05-29 Coming Soon $170,000 MARIS as Distributed by MLS Grid
• 2023-09-08 Delisted — MARIS as Distributed by MLS Grid
• 2023-08-18 Price Changed $139,000 MARIS as Distributed by MLS Grid
• 2023-07-27 Listed $150,000 MARIS as Distributed by MLS Grid
• 2023-07-13 Coming Soon — MARIS as Distributed by MLS Grid
• 1996-10-28 Sold (Public Records) — Public Records
• 1996-10-28 Sold (Public Records) $45,000 Public Records
• 1987-12-01 Sold (Public Records) $42,500 Public Records

Property tax history

-0.7%/yr

Latest (2022): $1,412 · +0.1% YoY. Source: county tax records.