4426 Treadway Ln · Edmundson, MO 63134

$114,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 12 Days on market

Built 1960 6,499 sqft lot Est $146k · 21% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this well maintained 3 bed 1 bath house currently occupied with tenants paying $850 a month! This home has a lot of space both indoor and out. Can be purchased in a package deal with four other rented properties, two of which are on the same street! Package deal MLS #'s 20065878, 20064615, 20065874, 20064599, 20064581.

Key facts

• Near dining
• Near shopping
• Near major highways

Tags

• SPACIOUS LIVING AREAS
• YARD FOR OUTDOOR ACTIVITIES
• NEAR MAJOR HIGHWAYS
• NEAR SHOPPING
• NEAR DINING
• WELL ESTABLISHED COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago 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 $70k; list at $115k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1960 — 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: 1.20% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $146,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4426 Treadway Ln	0.00mi	3/1.0	1,008 (0%)	1mo	$114,900	$114	99
4411 Edmundson Rd	0.24mi	3/1.0	1,104 (+10%)	1mo	$130,000	$118	72
9513 Margo Ann Ln	0.51mi	3/1.0	1,008 (0%)	7mo	$165,000	$164	71
9716 Margo Ann Ln	0.24mi	3/1.5	1,111 (+10%)	1mo	$135,000	$122	69
4423 Dabney Dr	0.15mi	3/1.0	1,152 (+14%)	4mo	$109,900	$95	66
9832 Guthrie Ave	0.40mi	3/2.0	1,050 (+4%)	7mo	$119,900	$114	64
4332 Saint Leo Ln	0.53mi	3/1.0	1,068 (+6%)	2mo	$170,000	$159	63
3937 Wright Ave	0.43mi	3/1.0	1,082 (+7%)	6mo	$195,000	$180	63
9406 Bataan Dr	0.75mi	3/1.0	1,037 (+3%)	3mo	$175,000	$169	58
4224 Ashby Rd	0.68mi	2/1.5 (-1)	900 (-11%)	1mo	$172,500	$192	43
9448 Harold Dr	0.72mi	2/1.0 (-1)	864 (-14%)	2mo	$120,000	$139	36
3585 Westridge Ln	0.75mi	3/1.0	864 (-14%)	9mo	$125,000	$145	34

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $311
• Equity at exit: $17,132

10-year hold

• IRR: 8.5%
• Equity multiple: 1.61×
• Total profit: $19,503
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$603
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $327

Break-even live

Break-even rent $967

Max offer price $114,900

Occupancy floor 71%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	17d	1	0.12mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	14d	1	0.31mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	43d	8	0.39mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	23d	1	0.40mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	23d	1	0.46mi
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	43d	1	0.47mi
4616 Country Ln St Ann, MO	2.0	1.0–2.0	758	$1,505	$1.99	2d	9	0.48mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	2d	1	0.69mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	43d	1	0.69mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	21d	1	0.70mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	43d	1	0.74mi
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	3d	1	0.81mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	43d	1	0.88mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	43d	1	0.89mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	20d	1	0.96mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	23d	1	0.96mi
11276 Liana Ln Saint Ann, MO	2.0	1.0	780	$1,189	$1.52	4d	1	0.96mi
10788 Tropic Dr Saint Ann, MO	2.0	1.0	828	$1,260	$1.52	43d	1	0.99mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	4d	1	1.02mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	43d	1	1.05mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	43d	1	1.06mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	43d	1	1.15mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	1.16mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	43d	1	1.24mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	43d	1	1.24mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	21d	1	1.33mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	43d	1	1.37mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	43d	1	1.37mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	23d	1	1.45mi

Listing history 10 events

1. 2026-04-12
   status Pending
2. 2026-03-31
   listed $114,900 Active
3. 2020-11-17
   soldstatus $70,500
4. 2020-10-29
   soldstatus Closed 330-char remark

   Show marketing remark (330 chars)

   Check out this well maintained 3 bed 1 bath house currently occupied with tenants paying $850 a month! This home has a lot of space both indoor and out. Can be purchased in a package deal with four other rented properties, two of which are on the same street! Package deal MLS #'s 20065878, 20064615, 20065874, 20064599, 20064581.

5. 2020-10-23
   status Pending 330-char remark

   Show marketing remark (330 chars)

   Check out this well maintained 3 bed 1 bath house currently occupied with tenants paying $850 a month! This home has a lot of space both indoor and out. Can be purchased in a package deal with four other rented properties, two of which are on the same street! Package deal MLS #'s 20065878, 20064615, 20065874, 20064599, 20064581.

6. 2020-09-28
   price $88,500 330-char remark

   Show marketing remark (330 chars)

   Check out this well maintained 3 bed 1 bath house currently occupied with tenants paying $850 a month! This home has a lot of space both indoor and out. Can be purchased in a package deal with four other rented properties, two of which are on the same street! Package deal MLS #'s 20065878, 20064615, 20065874, 20064599, 20064581.

7. 2020-09-09
   listed $90,000 Active 330-char remark

   Show marketing remark (330 chars)

   Check out this well maintained 3 bed 1 bath house currently occupied with tenants paying $850 a month! This home has a lot of space both indoor and out. Can be purchased in a package deal with four other rented properties, two of which are on the same street! Package deal MLS #'s 20065878, 20064615, 20065874, 20064599, 20064581.

8. 2011-09-08
   soldstatus $25,984
9. 1993-08-26
   soldstatus $44,000
10. 1965-12-10
    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: $1,366 · $114/mo
• Projected year-2 tax: $1,366 · $114/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: $16,578
• − Mortgage interest: −$6,436
• − Property taxes: −$1,366
• − Insurance: −$574
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$3,343
• Taxable income: $2,206
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $3,396/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

+161.1% since first listed

10 events — show timeline

• 2026-04-12 Pending — MARIS as Distributed by MLS Grid
• 2026-03-31 Listed $114,900 MARIS as Distributed by MLS Grid
• 2020-11-17 Sold (Public Records) $70,500 Public Records
• 2020-10-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-10-23 Pending — MARIS as Distributed by MLS Grid
• 2020-09-28 Price Changed $88,500 MARIS as Distributed by MLS Grid
• 2020-09-09 Listed $90,000 MARIS as Distributed by MLS Grid
• 2011-09-08 Sold (Public Records) $25,984 Public Records
• 1993-08-26 Sold (Public Records) $44,000 Public Records
• 1965-12-10 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2022): $1,366 · +0.1% YoY. Source: county tax records.