5614 Verdant Dr · High Ridge, MO 63051

$129,900

3 bd · 2.0 ba · 1,216 sqft · Other · 8 Days on market

Built 2001 8,712 sqft lot

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lot with a pad set up for a mobile home that is roughly 80x15. Utilities are present. The lot also has a parking pad large enough for 2 vehicles Additional Rooms: Other

Key facts

• Open floor plan
• Oversized vanity
• Eat-in kitchen

Tags

• OPEN FLOOR PLAN
• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE MASTER BATHROOM
• OVERSIZED VANITY
• LAUNDRY NOOK

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Manufactured home (residential); One level
• Construction: Metal siding
• Exterior features: Front porch; Rear porch; Level lot

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.9% vs local median 3.1% in High Ridge — 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 71/100 on livability (#108 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Northwest R-I (suburban): math 37% / reading 43% proficiency, ranked #128 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: House Springs Elem. (math 35% / reading 38%, grade F, #656 of 1,115 statewide, top 59%, 481 students, 44% FRL); Northwest High (math 26% / reading 56%, grade F, #236 of 521 statewide, top 45%, 1,841 students, 27% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 108 active listings in the ZIP; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $129,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.94%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,959
• Equity at exit: $19,369

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $35,719
• Equity at exit: $11,231

Cash invested: $36,372 (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 63051

• Active inventory: 108
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $392

Break-even live

Break-even rent $1,136

Max offer price $129,900

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $129,900 Active 8 DOM
2. 2026-06-17
   days on market $129,900 Active 7 DOM
3. 2026-06-16
   days on market $129,900 Active 6 DOM
4. 2026-06-15
   days on market $129,900 Active 5 DOM
5. 2026-06-13
   days on market $129,900 Active 3 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $129,900 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,595
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$3,779
• Taxable income: $2,806
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $4,034/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: Northwest R-I
• NCES district ID: 2922890
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $55,998
• Composite: 35.05/100
• National rank: #5034
• State rank: #128 of 324 in MO

Livability — High Ridge

• Score: 71/100
• State rank: #108
• US rank: #7007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,589

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 3% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -189.81%
• Current HPI: 209.5904
• Rent YoY: —
• Metro: —
• 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

+766.0% since first listed

5 events — show timeline

• 2026-06-10 Listed $129,900 MARIS as Distributed by MLS Grid
• 2025-07-11 Sold (Public Records) — Public Records
• 2025-07-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-06-26 Pending — MARIS as Distributed by MLS Grid
• 2025-01-08 Listed $15,000 MARIS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $178 · -1.4% YoY. Source: county tax records.