2217 Hood Ave · Overland, MO 63114

$180,000

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 4 Days on market

Built 1940 9,648 sqft lot $122/sqft · at area comps Est $183k · at est.

---

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 +15.1/30.0
• ARV discount +8.3/15.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable remodeled home on a great street in Overland. 3+ bedrooms, 1 full bath, with a rough in for a 2nd bath in the full walkout basement. New driveway, shed roof and garage door ordered and on the way. They will go nicely with the new windows, new roof, new electric panel, new plumbing stack, new kitchen with all new cabinets, stainless steel appliances and granite counter tops, new bathroom with all new fixtures and ceramic tile, new paint, new flooring, new siding, even new gutters and down spouts. NOW ALL IT NEEDS IS A NEW FAMILY TO CALL IT HOME!

Key facts

• 9,648 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Community water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single family residence; Residential property; One and one-half stories; Stucco exterior
• Construction: Stucco construction
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms total (2 on main level, 1 upper level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Decorative fireplace; Egress window in basement; Unfinished walk-out basement; Ceiling fan(s); Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $60 ($725/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 $154k (14.4% below list).
• Recommended offer: $154k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#436 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety 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: Marion Elem. (math 18% / reading 30%, grade F, #907 of 1,115 statewide, top 81%, 475 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 33% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,095 (14.4% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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: 0.86% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (median comp): $183,364
• List price: $180,000
• Delta: -1.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2217 Hood Ave	0.00mi	3/1.0	1,476 (0%)	1mo	$180,000	$122	100
2204 Burns Ave	0.20mi	3/2.5	1,560 (+6%)	3mo	$199,000	$128	72
2051 Goodale Ave	0.49mi	3/1.0	1,536 (+4%)	1mo	$175,000	$114	70
9025 Brassie Dr	0.65mi	4/2.0 (+1)	1,483 (+0%)	1mo	$250,000	$169	59
9512 Tennyson Ave	0.63mi	3/2.0	1,365 (-8%)	2mo	$151,000	$111	52
2440 Chaucer Ave	0.69mi	3/2.5	1,408 (-5%)	4mo	$210,000	$149	51
10024 Driver Ave	0.64mi	2/1.5 (-1)	1,573 (+7%)	2mo	$180,000	$114	51
8910 Shawnee Ln	0.72mi	3/2.0	1,350 (-8%)	4mo	$179,000	$133	45
2028 Westbrook Ln	0.68mi	2/1.0 (-1)	1,320 (-11%)	3mo	$99,000	$75	44
9527 W Milton Ave	0.73mi	3/2.0	1,321 (-10%)	2mo	$264,900	$201	42
10000 Lackland Rd	0.63mi	4/2.0 (+1)	1,627 (+10%)	3mo	$239,900	$147	42
10111 Niblic Dr	0.69mi	3/2.0	1,281 (-13%)	1mo	$325,000	$254	41

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-26,824
• Equity at exit: $26,839

10-year hold

• IRR: -8.1%
• Equity multiple: 0.51×
• Total profit: $-24,459
• Equity at exit: $15,563

Cash invested: $50,400 (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 63114

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

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$944
• Tax from tax record: −$138 /mo · $1,656/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $60

Break-even live

Break-even rent $1,464

Max offer price $180,000

Occupancy floor 91%

Sensitivity live

Price	-10% $162	-5% $111	+0% $60	+5% $9	+10% $-41
Rent	-10% $-61	-5% $0	+0% $60	+5% $121	+10% $182
Rate	-1.0pp $151	-0.5pp $106	base $60	+0.5pp $14	+1.0pp $-34

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1836 Morven Ave Saint Louis, MO	2.0	1.5	1496	$1,670	$1.12	16d	1	1.07mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	24d	1	1.10mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	45d	1	1.15mi
2452 Ashland Ave Saint Louis, MO	2.0	1.0	1028	$1,350	$1.31	45d	1	1.21mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	24d	1	1.30mi
1150 N Price Rd St. Louis, MO	1.0–3.0	1.0–2.0	999	$3,731	$3.73	3d	151	1.31mi
10525 Roseton Ct Saint Louis, MO	2.0	2.0	1500	$1,500	$1.00	45d	1	1.32mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	45d	1	1.32mi

Listing history 8 events

1. 2026-05-04
   status Pending 1349-char remark
2. 2026-05-01
   listed $180,000 Active 1349-char remark
3. 2026-04-27
   historical $180,000 1349-char remark
4. 2022-03-23
   soldstatus $155,000
5. 2022-03-11
   status Pending 559-char remark

   Show marketing remark (559 chars)

   Adorable remodeled home on a great street in Overland. 3+ bedrooms, 1 full bath, with a rough in for a 2nd bath in the full walkout basement. New driveway, shed roof and garage door ordered and on the way. They will go nicely with the new windows, new roof, new electric panel, new plumbing stack, new kitchen with all new cabinets, stainless steel appliances and granite counter tops, new bathroom with all new fixtures and ceramic tile, new paint, new flooring, new siding, even new gutters and down spouts. NOW ALL IT NEEDS IS A NEW FAMILY TO CALL IT HOME!

6. 2022-03-10
   soldstatus Closed 559-char remark

   Show marketing remark (559 chars)

   Adorable remodeled home on a great street in Overland. 3+ bedrooms, 1 full bath, with a rough in for a 2nd bath in the full walkout basement. New driveway, shed roof and garage door ordered and on the way. They will go nicely with the new windows, new roof, new electric panel, new plumbing stack, new kitchen with all new cabinets, stainless steel appliances and granite counter tops, new bathroom with all new fixtures and ceramic tile, new paint, new flooring, new siding, even new gutters and down spouts. NOW ALL IT NEEDS IS A NEW FAMILY TO CALL IT HOME!

7. 2022-02-13
   historical Active Under Contract 559-char remark

   Show marketing remark (559 chars)

   Adorable remodeled home on a great street in Overland. 3+ bedrooms, 1 full bath, with a rough in for a 2nd bath in the full walkout basement. New driveway, shed roof and garage door ordered and on the way. They will go nicely with the new windows, new roof, new electric panel, new plumbing stack, new kitchen with all new cabinets, stainless steel appliances and granite counter tops, new bathroom with all new fixtures and ceramic tile, new paint, new flooring, new siding, even new gutters and down spouts. NOW ALL IT NEEDS IS A NEW FAMILY TO CALL IT HOME!

8. 2022-02-11
   listed $155,000 Active 559-char remark

   Show marketing remark (559 chars)

   Adorable remodeled home on a great street in Overland. 3+ bedrooms, 1 full bath, with a rough in for a 2nd bath in the full walkout basement. New driveway, shed roof and garage door ordered and on the way. They will go nicely with the new windows, new roof, new electric panel, new plumbing stack, new kitchen with all new cabinets, stainless steel appliances and granite counter tops, new bathroom with all new fixtures and ceramic tile, new paint, new flooring, new siding, even new gutters and down spouts. NOW ALL IT NEEDS IS A NEW FAMILY TO CALL IT HOME!

ⓘ 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: $1,656 · $138/mo
• Projected year-2 tax: $1,746 · $146/mo
• Expected delta: +$90/yr (+$8/mo · 5.4%)

ⓘ 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 ≥106°F today · 20 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: $18,491
• − Mortgage interest: −$10,083
• − Property taxes: −$1,656
• − Insurance: −$900
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$5,236
• Taxable loss: −$2,342
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $1,287/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 — Overland

• Score: 61/100
• State rank: #436
• US rank: #17870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overland, MO
• County: Saint Louis County · 888,823 people
• City population: 33,969
• 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

+16.1% since first listed

9 events — show timeline

• 2026-06-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-04 Pending — MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $180,000 MARIS as Distributed by MLS Grid
• 2026-04-27 Coming Soon $180,000 MARIS as Distributed by MLS Grid
• 2022-03-23 Sold (Public Records) $155,000 Public Records
• 2022-03-11 Pending — MARIS as Distributed by MLS Grid
• 2022-03-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-02-13 Contingent — MARIS as Distributed by MLS Grid
• 2022-02-11 Listed $155,000 MARIS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2022): $1,656 · +0.0% YoY. Source: county tax records.