None · Cool Valley, MO 63121

$135,000

3 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 54 Days on market

Built 1955 8,102 sqft lot Est $111k · 22% 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 +20.3/30.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! 3 bedroom 2 full bath brick ranch home, less than 2 miles from UMSL. Would make a great college rental. Spacious living room with huge family room addition in the back. Larger inside than it looks from the road. 1 car garage. Basement is partially finished with a full bath. Newer furnace. Don't wait on this one!

Key facts

• 8,102 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• Other: Private ownership; No pool
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, natural gas, and water connected
• Home design: Single family residence; Private ownership; One-story house; Basement entry level; Above-grade finished living area: 1,404 (per public records)
• Construction: Brick construction; Architectural shingle roof; Concrete perimeter foundation; Basement (concrete)
• Exterior features: Back yard fencing; Back yard and front yard; Some trees; Adjoins government land

Interior

• Kitchen: Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator included; Basement with concrete construction
• Laundry & utility: Utilities connected: electricity, natural gas, water

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#116 in MO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, health & safety F.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 23 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 38% of the median local income ($43k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $32k; list at $135k implies a 325% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.01% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $110,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312 Willingham Dr	0.00mi	3/2.0	1,404 (0%)	0mo	$135,000	$96	98
8445 Hawkesbury Dr	0.37mi	3/1.5	1,311 (-7%)	5mo	$88,650	$68	67
8408 Hawkesbury Dr	0.29mi	3/1.5	1,227 (-13%)	2mo	$149,900	$122	64
8307 Edna Ave	0.46mi	3/1.0	1,259 (-10%)	4mo	$59,900	$48	56
5533 Donbar Dr	0.54mi	4/1.5 (+1)	1,282 (-9%)	2mo	$180,000	$140	54
1213 Haley Ave	0.30mi	3/2.5	1,196 (-15%)	5mo	$95,000	$79	53
5515 Holborn Dr	0.70mi	3/1.0	1,320 (-6%)	3mo	$115,000	$87	53
7832 Dartmoor Dr	0.56mi	4/1.0 (+1)	1,296 (-8%)	3mo	$78,900	$61	52
337 Wiegel Dr	0.51mi	3/1.0	1,220 (-13%)	7mo	$59,900	$49	47
223 Wiegel Dr	0.54mi	3/1.0	1,200 (-14%)	3mo	$95,000	$79	46
6009 Bermuda Dr	0.65mi	4/2.0 (+1)	1,575 (+12%)	1mo	$110,000	$70	42
230 Randolph Ave	0.73mi	2/1.0 (-1)	1,243 (-12%)	4mo	$85,000	$68	37

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.79×
• Total profit: $-7,751
• Equity at exit: $20,129

10-year hold

• IRR: 6.7%
• Equity multiple: 1.55×
• Total profit: $20,813
• Equity at exit: $11,672

Cash invested: $37,800 (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 63121

• Rents YoY: 5.2%
• Active inventory: 23
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$708
• Tax from tax record: −$145 /mo · $1,742/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $173

Break-even live

Break-even rent $1,151

Max offer price $135,000

Occupancy floor 82%

Sensitivity live

Price	-10% $249	-5% $211	+0% $173	+5% $135	+10% $96
Rent	-10% $65	-5% $119	+0% $173	+5% $227	+10% $281
Rate	-1.0pp $241	-0.5pp $207	base $173	+0.5pp $138	+1.0pp $102

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	25d	1	0.20mi
846 Elsworth Pl Saint Louis, MO	4.0	1.0	1352	$1,600	$1.18	6d	1	0.43mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	45d	1	0.48mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	45d	1	0.60mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	45d	1	0.60mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	45d	1	0.62mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	25d	1	0.64mi
7808 Winward Dr Saint Louis, MO	3.0	1.0	1434	$1,425	$0.99	24d	1	0.67mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	22d	1	0.69mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	45d	1	0.69mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	9d	1	0.71mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	25d	1	0.76mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	45d	1	0.76mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	45d	1	0.77mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	45d	1	0.80mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,025	$1.17	0d	1	0.81mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	16d	1	0.86mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	4d	1	0.86mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	45d	1	0.92mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	45d	1	0.92mi
224 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$995	$1.06	0d	1	0.93mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	25d	1	1.19mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	16d	1	1.20mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	25d	1	1.20mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	45d	1	1.29mi
35 S Barat Ave Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	0d	1	1.34mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,235	$1.34	0d	1	1.35mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,225	$1.28	0d	1	1.38mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	45d	1	1.39mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	12d	1	1.47mi

Listing history 8 events

1. 2026-05-31
   status $135,000 Pending 54 DOM
2. 2026-04-12
   historical Active Under Contract
3. 2026-04-07
   listed $135,000 Active
4. 2026-04-03
   historical $135,000
5. 2019-02-26
   soldstatus $31,760
6. 2019-02-22
   soldstatus Closed 350-char remark

   Show marketing remark (350 chars)

   Great investment opportunity! 3 bedroom 2 full bath brick ranch home, less than 2 miles from UMSL. Would make a great college rental. Spacious living room with huge family room addition in the back. Larger inside than it looks from the road. 1 car garage. Basement is partially finished with a full bath. Newer furnace. Don't wait on this one!

7. 2019-02-02
   status Pending 350-char remark

   Show marketing remark (350 chars)

   Great investment opportunity! 3 bedroom 2 full bath brick ranch home, less than 2 miles from UMSL. Would make a great college rental. Spacious living room with huge family room addition in the back. Larger inside than it looks from the road. 1 car garage. Basement is partially finished with a full bath. Newer furnace. Don't wait on this one!

8. 2019-01-31
   listed $24,900 Active 350-char remark

   Show marketing remark (350 chars)

   Great investment opportunity! 3 bedroom 2 full bath brick ranch home, less than 2 miles from UMSL. Would make a great college rental. Spacious living room with huge family room addition in the back. Larger inside than it looks from the road. 1 car garage. Basement is partially finished with a full bath. Newer furnace. Don't wait on this one!

ⓘ 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: $1,742 · $145/mo
• Projected year-2 tax: $1,742 · $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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,438
• − Mortgage interest: −$7,562
• − Property taxes: −$1,742
• − Insurance: −$675
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,927
• Taxable loss: −$98
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $2,097/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 of 324 in MO

Livability — Cool Valley

• Score: 71/100
• State rank: #116
• US rank: #7242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cool Valley, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 25,008
• Household income: $42,701
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1611.0

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 (80%)
• Race & ethnicity: Black 80% White 14% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -177.84%
• Current HPI: 100.4494
• Rent YoY: ▲ 5.21%
• 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

+442.2% since first listed

7 events — show timeline

• 2026-04-12 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-07 Listed $135,000 MARIS as Distributed by MLS Grid
• 2026-04-03 Coming Soon $135,000 MARIS as Distributed by MLS Grid
• 2019-02-26 Sold (Public Records) $31,760 Public Records
• 2019-02-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-02-02 Pending — MARIS as Distributed by MLS Grid
• 2019-01-31 Listed $24,900 MARIS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2022): $1,742 · +0.3% YoY. Source: county tax records.