3731 Edmundson Rd · Woodson Terrace, MO 63114

$165,000

3 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 17 Days on market

Built 1949 6,250 sqft lot Est $135k · 22% over

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Why this score? — see what drove the F 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 +15.5/30.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3731 Edmundson Road! This beautifully updated 4-bedroom home offers the perfect combination of space, character, and modern updates. Featuring multiple levels of living space, there's plenty of room for everyone to spread out and enjoy. You'll love the updates throughout the home, creating a move-in ready opportunity for the next owner. The basement provides additional storage and flexibility, while the fully fenced backyard offers the perfect space for pets, play, entertaining, or relaxing outdoors. Conveniently located near shopping, dining, parks, and major highways, this home offers both comfort and convenience. Don't miss your chance to own a spacious, updated home with room

Key facts

• 6,250 sq ft lot
• Built 1949
• Listed 17 days

Property features AI

Finance

• Financial info: Tax information available (not included per instructions)

Exterior

• Parking: Asphalt driveway with off-street and on-street parking
• Utilities: Public water; Public sewer; Electric service (other); No additional utilities listed
• Home design: Single-family residence; One and one-half levels; Residential property
• Construction: Vinyl siding; Shed(s) on the property
• Exterior features: Deck; Back yard with fencing; Level lot

Interior

• Bedrooms: 4 bedrooms total (2 on the main level, 2 on the upper level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Full basement with concrete floor and walk-out access; 6 total rooms
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $68 ($813/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (13.8% below list).
• Recommended offer: $142k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#269 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities F, health & safety 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: Marvin Elem. (math 11% / reading 16%, grade F, #1,003 of 1,115 statewide, top 90%, 517 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 (+2.0%/yr); 118 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $165k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,149 (13.8% below list)

Questions for the listing agent

1. Built in 1949 — 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 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $134,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3678 Elsa Ave	0.42mi	3/1.0	1,170 (+2%)	1mo	$110,000	$94	76
9406 Bataan Dr	0.24mi	3/1.0	1,037 (-9%)	3mo	$175,000	$169	71
9716 Margo Ann Ln	0.52mi	3/1.5	1,111 (-3%)	1mo	$135,000	$122	68
4411 Edmundson Rd	0.66mi	3/1.0	1,104 (-3%)	1mo	$130,000	$118	63
4423 Dabney Dr	0.73mi	3/1.0	1,152 (+1%)	4mo	$109,900	$95	61
9207 Bataan Dr	0.59mi	4/1.0 (+1)	1,176 (+3%)	3mo	$149,900	$127	60
3520 Wismer Rd	0.53mi	3/1.0	1,032 (-10%)	3mo	$189,900	$184	57
3213 Airway Ave	0.71mi	3/1.0	1,215 (+6%)	3mo	$139,900	$115	53
3311 Calvert Ave	0.62mi	3/1.0	1,272 (+11%)	1mo	$69,000	$54	51
3563 Boswell Ave	0.61mi	2/1.0 (-1)	1,060 (-7%)	4mo	$159,900	$151	51
4204 Beauty Ln	0.42mi	4/1.5 (+1)	1,299 (+14%)	3mo	$140,000	$108	48
3904 Jane Ave	0.66mi	2/1.0 (-1)	1,263 (+11%)	4mo	$114,900	$91	43

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-23,813
• Equity at exit: $24,602

10-year hold

• IRR: -7.4%
• Equity multiple: 0.55×
• Total profit: $-20,780
• Equity at exit: $14,266

Cash invested: $46,200 (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 63114

• Rents YoY: 2.0%
• Active inventory: 118
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$865
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $68

Break-even live

Break-even rent $1,336

Max offer price $165,000

Occupancy floor 90%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	43d	1	0.12mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	43d	1	0.13mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	21d	1	0.13mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	2d	1	0.24mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	43d	1	0.24mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	23d	1	0.39mi
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	43d	1	0.40mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	43d	1	0.47mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	43d	1	0.47mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	43d	1	0.51mi
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	3d	1	0.60mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	43d	1	0.66mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	14d	1	0.73mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	23d	1	0.73mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	43d	1	0.73mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	21d	1	0.73mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	43d	1	0.76mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	23d	1	0.76mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	17d	1	0.87mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	4d	1	0.89mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	0.90mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	23d	1	0.93mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	20d	1	0.93mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	23d	1	0.94mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	43d	1	0.95mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	43d	1	0.96mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	23d	1	0.96mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	43d	1	0.98mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	43d	1	1.03mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	43d	8	1.08mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	43d	1	1.18mi
4616 Country Ln St Ann, MO	2.0	1.0–2.0	758	$1,505	$1.99	2d	9	1.25mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	43d	1	1.44mi

Listing history 11 events

1. 2026-06-18
   days on market $165,000 Coming Soon 17 DOM
2. 2026-06-17
   days on market $165,000 Coming Soon 16 DOM
3. 2026-06-16
   days on market $165,000 Coming Soon 15 DOM
4. 2026-06-15
   days on market $165,000 Coming Soon 14 DOM
5. 2026-06-13
   days on market $165,000 Coming Soon 12 DOM
6. 2026-06-09
   days on market $165,000 Coming Soon 8 DOM
7. 2026-06-08
   days on market $165,000 Coming Soon 7 DOM
8. 2026-06-07
   days on market $165,000 Coming Soon 6 DOM
9. 2026-06-03
   days on market $165,000 Coming Soon 2 DOM
10. 2026-06-02
    remarks 699-char remark
11. 2026-06-02
    listed $165,000 Coming Soon 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: $1,454 · $121/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$146/yr (+$12/mo · 10.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $17,058
• − Mortgage interest: −$9,243
• − Property taxes: −$1,454
• − Insurance: −$825
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$4,800
• Taxable loss: −$1,993
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $1,291/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 — Woodson Terrace

• Score: 65/100
• State rank: #269
• US rank: #12635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodson Terrace, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,969
• Household income: $55,870
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1595.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 11% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -276.62%
• Current HPI: 223.9305
• Rent YoY: ▲ 2.04%
• 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

+725.0% since first listed

9 events — show timeline

• 2026-06-01 Coming Soon $165,000 MARIS as Distributed by MLS Grid
• 2011-03-04 Sold (Public Records) $79,900 Public Records
• 2009-11-25 Sold (Public Records) $37,900 Public Records
• 2008-02-12 Sold (Public Records) — Public Records
• 2002-02-27 Sold (Public Records) $63,500 Public Records
• 1996-06-27 Sold (Public Records) $55,000 Public Records
• 1996-03-25 Sold (Public Records) $20,000 Public Records
• 1996-03-01 Sold (Public Records) — Public Records
• 1995-10-02 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2022): $1,454 · +0.1% YoY. Source: county tax records.