10128 Isabelle Pl · St. Ann, MO 63074

$149,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 6 Days on market

Built 1960 0.32 ac lot Est $133k · 13% 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 +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 2-bedroom, 1.5-bath ranch featuring a 2-car garage and a walk-out lower level, all situated on a large, level lot. The open floor plan is ideal for everyday living and entertaining, offering a spacious living area filled with natural light and a separate dining space for gatherings. The kitchen provides ample cabinet and storage space, making meal preparation and organization a breeze. With flexible living areas and a partially finished lower level, this home offers excellent potential to create additional bedrooms, making it an ideal opportunity for those needing extra space. The walk-out lower level features a large recreation room complete with a bar area an

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding construction
• Exterior features: Level lot

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bath; One half bath
• Heating & cooling: Forced air heating
• Interior features: Partially finished basement with storage space, sump pump, and walk-out access; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $44 ($529/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 $135k (10.2% below list).
• Recommended offer: $135k (10.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Buder Elem. (math 17% / reading 22%, grade F, #941 of 1,115 statewide, top 86%, 406 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 fast (+4.1%/yr); 61 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 ($52k/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 $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $134,615 (10.2% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $133,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4332 Saint Leo Ln	0.10mi	3/1.0	1,068 (-2%)	2mo	$170,000	$159	90
4421 Ashby Rd	0.24mi	3/2.0	1,161 (+6%)	1mo	$184,900	$159	73
3937 Wright Ave	0.43mi	3/1.0	1,082 (-1%)	6mo	$195,000	$180	73
4053 Jane Ave	0.24mi	3/1.0	1,224 (+12%)	2mo	$114,900	$94	67
4426 Treadway Ln	0.44mi	3/1.0	1,008 (-8%)	1mo	$114,900	$114	66
4411 Edmundson Rd	0.67mi	3/1.0	1,104 (+1%)	1mo	$130,000	$118	66
9716 Margo Ann Ln	0.64mi	3/1.5	1,111 (+2%)	1mo	$135,000	$122	65
4207 Saint Linus Ln	0.48mi	3/1.5	1,160 (+6%)	4mo	$195,000	$168	62
4423 Dabney Dr	0.57mi	3/1.0	1,152 (+6%)	4mo	$109,900	$95	61
10639 Saint Stephen Ln	0.67mi	3/1.0	1,008 (-8%)	6mo	$190,000	$188	51
9832 Guthrie Ave	0.72mi	3/2.0	1,050 (-4%)	7mo	$119,900	$114	50
9720 Lilly Jean Dr	0.66mi	2/1.5 (-1)	1,200 (+10%)	6mo	$119,000	$99	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 · 4.14% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-19,911
• Equity at exit: $22,351

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-7,124
• Equity at exit: $12,961

Cash invested: $41,972 (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 63074

• Rents YoY: 4.1%
• Active inventory: 61
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$786
• Tax from tax record: −$171 /mo · $2,050/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $44

Break-even live

Break-even rent $1,290

Max offer price $149,900

Occupancy floor 92%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	44d	8	0.07mi
4616 Country Ln St Ann, MO	2.0	1.0–2.0	758	$1,505	$1.99	2d	9	0.27mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	18d	1	0.32mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	15d	1	0.45mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	44d	1	0.51mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	24d	1	0.52mi
11276 Liana Ln Saint Ann, MO	2.0	1.0	780	$1,189	$1.52	4d	1	0.54mi
10788 Tropic Dr Saint Ann, MO	2.0	1.0	828	$1,260	$1.52	44d	1	0.61mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	24d	1	0.75mi
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	44d	1	0.90mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	20d	1	0.98mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	24d	1	0.98mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	3d	1	1.01mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	44d	1	1.01mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	22d	1	1.11mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	44d	1	1.14mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	44d	1	1.21mi
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	4d	1	1.24mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	44d	1	1.24mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	44d	1	1.25mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	1.26mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	4d	1	1.43mi
11042 Florence Ave Saint Ann, MO	3.0	1.0	864	$1,300	$1.50	12d	1	1.48mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	44d	1	1.49mi

Listing history 7 events

1. 2026-06-16
   status $149,900 Pending 6 DOM
2. 2026-06-15
   days on market $149,900 Active 6 DOM
3. 2026-06-13
   statusdays on market $149,900 Active 4 DOM
4. 2026-06-09
   days on market $149,900 Coming Soon 5 DOM
5. 2026-06-08
   days on market $149,900 Coming Soon 4 DOM
6. 2026-06-07
   remarks 699-char remark
7. 2026-06-07
   listed $149,900 Coming Soon 3 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: $2,050 · $171/mo
• Projected year-2 tax: $2,050 · $171/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 4/10 Moderate 7 d/yr ≥105°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: $16,154
• − Mortgage interest: −$8,397
• − Property taxes: −$2,050
• − Insurance: −$750
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$4,361
• Taxable loss: −$1,988
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $1,006/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 — St. Ann

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Ann, MO
• County: Saint Louis County · 888,823 people
• City population: 16,237
• Metro: St. Louis, MO-IL
• Population (ZIP): 15,793
• Household income: $51,610
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 782.0

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 0.65)
• Race & ethnicity: White 50% Black 27% Hispanic / Latino 19% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 80% English-only · Spanish 17% Chinese 1% German/W. Germanic 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: ▼ -242.89%
• Current HPI: 210.6588
• Rent YoY: ▲ 4.14%
• 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

2 events — show timeline

• 2026-06-05 Coming Soon $149,900 MARIS as Distributed by MLS Grid
• 1994-03-24 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2022): $2,050 · +0.1% YoY. Source: county tax records.