3219 Coles Ave · Breckenridge Hills, MO 63114

$89,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 111 Days on market

Built 1949 7,244 sqft lot $134/sqft · at area comps Est $93k · at est.

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Why this score? — see what drove the B- 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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +7.8/10.0
• Livability +3.4/5.0
• 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

This bungalow style home in Breckenridge Hills offers a refreshing feel with its style. The interior features updated flooring throughout, creating a bright and inviting living space. With 2 beds and 1 bath, this charming approximately 672 sqft is perfect for an owner occupant or an investor. Outside, you will find a generous, fully fenced backyard that includes a deck for relaxing and multiple sheds for extra storage. The property is rounded out with a convenient garage and a full unfinished basement, offering plenty of functional space for various needs.

Key facts

• Multiple sheds
• Deck
• Updated flooring

Tags

• UPDATED FLOORING
• FULLY FENCED BACKYARD
• DECK
• MULTIPLE SHEDS
• FULL UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#193 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools 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.
• Market conditions: Rents rising (+2.0%/yr); 118 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.28% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.70%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (median comp): $93,359
• List price: $89,900
• Delta: -3.71%
• 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
3317 Royalton	0.22mi	2/1.0	700 (+4%)	7mo	$107,000	$153	77
3316 Edmundson Rd	0.19mi	2/1.0	633 (-6%)	6mo	$80,000	$126	76
3106 Quiet Ln	0.25mi	2/1.0	724 (+8%)	3mo	$148,000	$204	73
3212 W Tennyson Ave	0.30mi	2/1.0	612 (-9%)	1mo	$99,000	$162	70
3294 W Tennyson Ave	0.29mi	2/1.0	744 (+11%)	6mo	$40,000	$54	64
3510 Dix Ave	0.38mi	1/1.0 (-1)	696 (+4%)	9mo	$108,000	$155	63
9440 Baltimore Ave	0.40mi	2/2.0	720 (+7%)	4mo	$125,000	$174	62
3362 Edmundson Rd	0.28mi	1/1.0 (-1)	600 (-11%)	6mo	$89,000	$148	60
3534 Calvert Ave	0.49mi	2/1.0	720 (+7%)	7mo	$150,000	$208	59
9431 Edmund Dr	0.57mi	1/1.0 (-1)	702 (+4%)	10mo	$54,900	$78	52
9594 Muriel Ave	0.62mi	2/1.0	729 (+8%)	11mo	$103,000	$141	48
9411 Muriel Ave	0.68mi	1/1.0 (-1)	576 (-14%)	10mo	$85,000	$148	31

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $3,971
• Equity at exit: $13,404

10-year hold

• IRR: 12.7%
• Equity multiple: 1.97×
• Total profit: $24,330
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$471
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $308

Break-even live

Break-even rent $759

Max offer price $89,900

Occupancy floor 68%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,235	$1.88	10d	1	0.17mi
3710 Geraldine Ave Apt 3 St Ann, MO	1.0	1.0	400	$675	$1.69	43d	1	0.81mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	43d	1	0.85mi
2323 Woodson Rd Apt I Overland, MO	1.0	1.0	650	$875	$1.35	7d	1	1.10mi
2323 Woodson Rd Apt J Overland, MO	1.0	1.0	605	$875	$1.45	43d	1	1.10mi
8700 Crocus Ln Saint Louis, MO	1.0	1.0	700	$950	$1.36	7d	2	1.17mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	14d	1	1.23mi
2201 Gaebler Ave Unit A Overland, MO	2.0	1.0	710	$1,250	$1.76	23d	1	1.35mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	43d	1	1.48mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	21d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $89,900 Active 111 DOM
2. 2026-06-17
   days on market $89,900 Active 110 DOM
3. 2026-06-16
   days on market $89,900 Active 109 DOM
4. 2026-06-15
   days on market $89,900 Active 108 DOM
5. 2026-06-13
   pricedays on market $89,900 Active 106 DOM
6. 2026-06-09
   days on market $97,500 Active 102 DOM
7. 2026-06-08
   days on market $97,500 Active 101 DOM
8. 2026-06-07
   days on market $97,500 Active 100 DOM
9. 2026-06-03
   days on market $97,500 Active 96 DOM
10. 2026-06-02
    days on market $97,500 Active 95 DOM
11. 2026-06-01
    days on market $97,500 Active 94 DOM
12. 2026-05-31
    days on market $97,500 Active 93 DOM
13. 2026-05-06
    price $97,500 565-char remark

    Show marketing remark (565 chars)

    This bungalow style home in Breckenridge Hills offers a refreshing feel with its style. The interior features updated flooring throughout, creating a bright and inviting living space. With 2 beds and 1 bath, this charming approximately 672 sqft is perfect for an owner occupant or an investor. Outside, you will find a generous, fully fenced backyard that includes a deck for relaxing and multiple sheds for extra storage. The property is rounded out with a convenient garage and a full unfinished basement, offering plenty of functional space for various needs.

14. 2026-04-03
    price $107,500 565-char remark

    Show marketing remark (565 chars)

    This bungalow style home in Breckenridge Hills offers a refreshing feel with its style. The interior features updated flooring throughout, creating a bright and inviting living space. With 2 beds and 1 bath, this charming approximately 672 sqft is perfect for an owner occupant or an investor. Outside, you will find a generous, fully fenced backyard that includes a deck for relaxing and multiple sheds for extra storage. The property is rounded out with a convenient garage and a full unfinished basement, offering plenty of functional space for various needs.

15. 2026-02-27
    listed $114,900 Active 565-char remark

    Show marketing remark (565 chars)

    This bungalow style home in Breckenridge Hills offers a refreshing feel with its style. The interior features updated flooring throughout, creating a bright and inviting living space. With 2 beds and 1 bath, this charming approximately 672 sqft is perfect for an owner occupant or an investor. Outside, you will find a generous, fully fenced backyard that includes a deck for relaxing and multiple sheds for extra storage. The property is rounded out with a convenient garage and a full unfinished basement, offering plenty of functional space for various needs.

16. 2025-11-19
    price $109,900
17. 2025-11-14
    price $114,900
18. 2025-10-18
    price $122,900
19. 2025-10-11
    listed $124,900 Active
20. 2025-10-10
    historical
21. 2025-02-06
    historical
22. 2025-01-16
    historical Active Under Contract
23. 2024-12-30
    listed $125,000 Active
24. 2024-01-08
    historical
25. 2023-11-07
    listed $124,900 Active
26. 2023-08-02
    soldstatus Closed
27. 2023-07-11
    status Pending
28. 2023-06-11
    listed $49,900 Active
29. 2003-06-26
    soldstatus
30. 1996-11-20
    soldstatus

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,090 · $91/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 ≥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: $13,792
• − Mortgage interest: −$5,036
• − Property taxes: −$1,090
• − Insurance: −$450
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,615
• Taxable income: $2,395
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $3,124/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 — Breckenridge Hills

• Score: 68/100
• State rank: #193
• US rank: #10013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge Hills, 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

+95.4% since first listed

18 events — show timeline

• 2026-05-06 Price Changed $97,500 MARIS as Distributed by MLS Grid
• 2026-04-03 Price Changed $107,500 MARIS as Distributed by MLS Grid
• 2026-02-27 Listed $114,900 MARIS as Distributed by MLS Grid
• 2025-11-19 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2025-11-14 Price Changed $114,900 MARIS as Distributed by MLS Grid
• 2025-10-18 Price Changed $122,900 MARIS as Distributed by MLS Grid
• 2025-10-11 Listed $124,900 MARIS as Distributed by MLS Grid
• 2025-10-10 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-02-06 Delisted — MARIS as Distributed by MLS Grid
• 2025-01-16 Contingent — MARIS as Distributed by MLS Grid
• 2024-12-30 Listed $125,000 MARIS as Distributed by MLS Grid
• 2024-01-08 Delisted — MARIS as Distributed by MLS Grid
• 2023-11-07 Listed $124,900 MARIS as Distributed by MLS Grid
• 2023-08-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-07-11 Pending — MARIS as Distributed by MLS Grid
• 2023-06-11 Listed $49,900 MARIS as Distributed by MLS Grid
• 2003-06-26 Sold (Public Records) — Public Records
• 1996-11-20 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2022): $1,090 · +0.2% YoY. Source: county tax records.