5590 Stonecrest Dr · High Ridge, MO 63051

$30,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 184 Days on market

Built 1996 8,276 sqft lot $20/sqft · 68% below area ↓ 45% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living spaces designed for today’s lifestyle. The open layout creates a seamless flow between living, dining, and kitchen areas—perfect for everyday living or entertaining guests.

Key facts

• 8,276 sq ft lot
• Built 1996
• Listed 184 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 51.1% 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: schools D+, amenities F, commute 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.
• 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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $55k (65%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 5.65% ✓
• Cap rate: 51.09%
• Cash-on-cash: 159.98%
• DSCR: 8.12
• GRM: 1.5

CMA / ARV

• ARV (median comp): $94,500
• List price: $30,000
• Delta: -68.25%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5590 Stonecrest Dr	0.00mi	3/2.0	1,512 (0%)	1mo	$30,000	$20	99

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.92×
• Total profit: $66,496
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 18.84×
• Total profit: $149,877
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $1,120

Break-even live

Break-even rent $277

Max offer price $30,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,137	-5% $1,128	+0% $1,120	+5% $1,111	+10% $1,103
Rent	-10% $986	-5% $1,053	+0% $1,120	+5% $1,187	+10% $1,254
Rate	-1.0pp $1,135	-0.5pp $1,127	base $1,120	+0.5pp $1,112	+1.0pp $1,104

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-08
   status Pending 260-char remark

   Show marketing remark (260 chars)

   Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living spaces designed for today’s lifestyle. The open layout creates a seamless flow between living, dining, and kitchen areas—perfect for everyday living or entertaining guests.

2. 2026-04-23
   price $30,000 260-char remark

   Show marketing remark (260 chars)

   Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living spaces designed for today’s lifestyle. The open layout creates a seamless flow between living, dining, and kitchen areas—perfect for everyday living or entertaining guests.

3. 2026-04-06
   price $35,000 260-char remark

   Show marketing remark (260 chars)

   Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living spaces designed for today’s lifestyle. The open layout creates a seamless flow between living, dining, and kitchen areas—perfect for everyday living or entertaining guests.

4. 2026-03-24
   price $40,000 260-char remark

   Show marketing remark (260 chars)

   Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living spaces designed for today’s lifestyle. The open layout creates a seamless flow between living, dining, and kitchen areas—perfect for everyday living or entertaining guests.

5. 2026-03-13
   price $50,000 260-char remark

   Show marketing remark (260 chars)

   Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living spaces designed for today’s lifestyle. The open layout creates a seamless flow between living, dining, and kitchen areas—perfect for everyday living or entertaining guests.

6. 2026-02-07
   price $60,000 260-char remark

   Show marketing remark (260 chars)

   Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living spaces designed for today’s lifestyle. The open layout creates a seamless flow between living, dining, and kitchen areas—perfect for everyday living or entertaining guests.

7. 2026-01-08
   price $70,000 260-char remark

   Show marketing remark (260 chars)

   Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living spaces designed for today’s lifestyle. The open layout creates a seamless flow between living, dining, and kitchen areas—perfect for everyday living or entertaining guests.

8. 2025-12-12
   price $75,000 260-char remark

   Show marketing remark (260 chars)

   Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living spaces designed for today’s lifestyle. The open layout creates a seamless flow between living, dining, and kitchen areas—perfect for everyday living or entertaining guests.

9. 2025-11-05
   listed $85,000 Active 260-char remark

   Show marketing remark (260 chars)

   Welcome to this inviting 3-bedroom, 2-bath home offering comfortable living spaces designed for today’s lifestyle. The open layout creates a seamless flow between living, dining, and kitchen areas—perfect for everyday living or entertaining guests.

10. 2020-03-26
    soldstatus
11. 2020-03-19
    soldstatus Closed 172-char remark

    Show marketing remark (172 chars)

    SOLD AS IS. Seller to do no Inspections or Repairs. 3 bedrooms 2 baths, possible 4th bedroom or office. This home has so much space for the price. Come take a look today!

12. 2020-01-18
    status Pending 172-char remark

    Show marketing remark (172 chars)

    SOLD AS IS. Seller to do no Inspections or Repairs. 3 bedrooms 2 baths, possible 4th bedroom or office. This home has so much space for the price. Come take a look today!

13. 2019-12-27
    price $49,000 172-char remark

    Show marketing remark (172 chars)

    SOLD AS IS. Seller to do no Inspections or Repairs. 3 bedrooms 2 baths, possible 4th bedroom or office. This home has so much space for the price. Come take a look today!

14. 2019-11-19
    listed $55,000 Active 172-char remark

    Show marketing remark (172 chars)

    SOLD AS IS. Seller to do no Inspections or Repairs. 3 bedrooms 2 baths, possible 4th bedroom or office. This home has so much space for the price. Come take a look today!

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $584 · $49/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 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: $20,330
• − Mortgage interest: −$1,680
• − Property taxes: −$584
• − Insurance: −$150
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$873
• Taxable income: $13,790
• Est. tax owed @ 24.0%: −$3,309
• After-tax cash flow: $10,129/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

-45.5% since first listed

14 events — show timeline

• 2026-05-08 Pending — MARIS as Distributed by MLS Grid
• 2026-04-23 Price Changed $30,000 MARIS as Distributed by MLS Grid
• 2026-04-06 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2026-03-24 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2026-03-13 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2026-02-07 Price Changed $60,000 MARIS as Distributed by MLS Grid
• 2026-01-08 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2025-12-12 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2025-11-05 Listed $85,000 MARIS as Distributed by MLS Grid
• 2020-03-26 Sold (Public Records) — Public Records
• 2020-03-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-01-18 Pending — MARIS as Distributed by MLS Grid
• 2019-12-27 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2019-11-19 Listed $55,000 MARIS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $584 · +5.1% YoY. Source: county tax records.