4508 Edmundson Rd · Edmundson, MO 63134

$120,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 17 Days on market

Built 1942 8,838 sqft lot Est $126k · at est.

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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 +21.5/30.0
• ARV discount +9.7/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this , turn-key occupied rental offering immediate cash flow in a strong rental corridor. This well-maintained single-family home features. The property is currently generating $1,231/month in rent with a tenant in place, making this a true hands-off investment from day one. Strong rental demand in the area supports long-term stability and consistent occupancy. Additional features include forced air heating, central cooling, attached garage parking, and washer/dryer hookups for added tenant convenience. No showings without an accepted offer. Ideal for investors seeking a stable, income-producing asset with immediate returns and minimal downtime.

Key facts

• Hands-off investment
• Strong rental demand
• Generating rent

Tags

• TURN-KEY OCCUPIED RENTAL
• STRONG RENTAL CORRIDOR
• GENERATING RENT
• HANDS-OFF INVESTMENT
• STRONG RENTAL DEMAND
• FORCED AIR HEATING

Property features AI

Exterior

• Parking: Driveway with space for 1 vehicle
• Utilities: Public water; Public sewer; Electric service: Other
• Home design: Single-family residence; One level
• Construction: Asbestos construction materials
• Exterior features: Panel doors; Level lot

Interior

• Kitchen: Gas oven; Gas range; Range hood
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans
• Laundry & utility: Washer and dryer (in basement); Basement laundry; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 33% 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $120k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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: 1.02% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $126,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9724 Margo Ann Ln	0.36mi	2/1.0	816 (-6%)	2mo	$119,000	$146	73
9448 Harold Dr	0.65mi	2/1.0	864 (0%)	2mo	$120,000	$139	68
9255 Leith Ave	0.66mi	2/1.0	864 (0%)	3mo	$140,000	$162	67
9757 Margo Ann Ln	0.39mi	2/1.0	816 (-6%)	10mo	$110,000	$135	64
4359 Boswell Ave	0.64mi	2/1.0	864 (0%)	8mo	$110,000	$127	64
4210 Gordon Ave	0.68mi	3/1.0 (+1)	864 (0%)	4mo	$140,000	$162	60
9333 Guthrie Ave	0.65mi	3/1.0 (+1)	864 (0%)	8mo	$149,900	$173	58
9745 Lilly Jean Dr	0.43mi	3/2.0 (+1)	816 (-6%)	8mo	$182,000	$223	55
3926 Edmundson Rd	0.54mi	2/1.0	768 (-11%)	4mo	$59,900	$78	53
4142 Wright Ave	0.60mi	2/1.0	912 (+6%)	14mo	$125,900	$138	51
4410 Saint William Ct	0.59mi	3/1.0 (+1)	936 (+8%)	4mo	$130,000	$139	50
9428 Kathlyn Dr	0.72mi	2/1.0	816 (-6%)	9mo	$132,000	$162	50

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-9,696
• Equity at exit: $17,892

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-460
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$629
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $180

Break-even live

Break-even rent $991

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $248	-5% $214	+0% $180	+5% $146	+10% $112
Rent	-10% $83	-5% $131	+0% $180	+5% $228	+10% $276
Rate	-1.0pp $240	-0.5pp $210	base $180	+0.5pp $149	+1.0pp $117

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	44d	1	0.37mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	22d	1	0.37mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	18d	1	0.37mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	24d	1	0.44mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	15d	1	0.54mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	44d	1	0.63mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	44d	8	0.65mi
4616 Country Ln St Ann, MO	2.0	1.0–2.0	758	$1,505	$1.99	3d	9	0.66mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	24d	1	0.68mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	44d	1	0.71mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	3d	1	0.71mi
9987 Sloane Sq Unit 9987A St. Louis, MO	1.0	1.0	571	$695	$1.22	45d	1	0.73mi
9987 Sloane Sq Apt A St. Louis, MO	1.0	1.0	571	$695	$1.22	20d	1	0.73mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	5d	1	0.75mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	44d	1	0.82mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	44d	1	0.87mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	44d	1	1.15mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	21d	1	1.15mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	24d	1	1.15mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	1.15mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	44d	1	1.15mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	44d	1	1.15mi
11276 Liana Ln Saint Ann, MO	2.0	1.0	780	$1,189	$1.52	5d	1	1.22mi
10788 Tropic Dr Saint Ann, MO	2.0	1.0	828	$1,260	$1.52	44d	1	1.26mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	18d	1	1.30mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	44d	1	1.31mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	44d	1	1.36mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	22d	1	1.37mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	44d	1	1.39mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	24d	1	1.42mi
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,235	$1.88	11d	1	1.42mi

Listing history 11 events

1. 2026-06-18
   days on market $120,000 Active 17 DOM
2. 2026-06-17
   days on market $120,000 Active 16 DOM
3. 2026-06-16
   days on market $120,000 Active 15 DOM
4. 2026-06-15
   days on market $120,000 Active 14 DOM
5. 2026-06-13
   days on market $120,000 Active 12 DOM
6. 2026-06-09
   days on market $120,000 Active 8 DOM
7. 2026-06-08
   days on market $120,000 Active 7 DOM
8. 2026-06-07
   days on market $120,000 Active 6 DOM
9. 2026-06-03
   days on market $120,000 Active 2 DOM
10. 2026-06-02
    remarks 664-char remark
11. 2026-06-02
    listed $120,000 Active 1 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: $1,244 · $104/mo
• Projected year-2 tax: $1,244 · $104/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 4/10 Moderate 7 d/yr ≥105°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: $14,621
• − Mortgage interest: −$6,722
• − Property taxes: −$1,244
• − Insurance: −$600
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,491
• Taxable income: $225
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,101/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

+179.1% since first listed

6 events — show timeline

• 2026-06-01 Listed $120,000 MARIS as Distributed by MLS Grid
• 2013-11-27 Sold (Public Records) $29,000 Public Records
• 2010-04-15 Sold (Public Records) $30,000 Public Records
• 2010-01-13 Sold (Public Records) $27,300 Public Records
• 2005-08-18 Sold (Public Records) $60,000 Public Records
• 1991-11-26 Sold (Public Records) $43,000 Public Records

Property tax history

+2.2%/yr

Latest (2022): $1,244 · +0.1% YoY. Source: county tax records.