2750 Stonecrest Dr · Arnold, MO 63010

$115,000

3 bd · 1.0 ba · 1,623 sqft · Other public records · 206 Days on market

Built 1957 $13/mo HOA · 1% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This three bedroom home sits at the end of the road encompassing 1.3 (approx. ) acres of land. The property runs along the creek which you can enjoy on a nice warm day. The kitchen has bench built in seating, with additional space for a dining area if needed. The back patio is enjoyable with plenty of space to host. The detached three car garage also has a back room for storage. Come take a look at this unique property! Property can easily be fixed up, sellers selling AS IS, work is needed! There is a TON of potential. Last Appraisal done in 11/2024, appraised for $225,000.00 MOTIVATED Sellers, shoot us an offer! Seller Selling Property As in Condition No Repairs Property is located in a

Key facts

• 3 garage spots
• Built 1957
• Listed 206 days

Property features AI

Finance

• HOA & community: Annual association fee of $150 (includes other items)

Exterior

• Parking: Detached 3-car garage; Total of 3 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single-family residence; One level
• Construction: No basement
• Exterior features: Adjoins wooded area; Asphalt road access; Garage structure present

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Electric cooktop / electric range / electric oven
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (electric); Central air conditioning; Ceiling fans
• Interior features: Kitchen and dining area combined; Wood-burning fireplace in the living room; Smoke detectors installed
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.1% in Arnold — 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 62/100 on livability (#396 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute F.
• Fox C-6 (suburban): math 35% / reading 50% proficiency, ranked #103 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Meramec Heights Elem. (math 39% / reading 42%, grade F, #525 of 1,115 statewide, top 47%, 425 students, 52% FRL); Fox Sr. High (math 12% / reading 57%, grade F, #321 of 521 statewide, top 67%, 1,742 students, 28% FRL).
• Market conditions: 151 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 360% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $86k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
9. 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.
10. 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.
11. 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: 1.54% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.23%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-7,510
• Equity at exit: $17,147

10-year hold

• IRR: 3.6%
• Equity multiple: 1.27×
• Total profit: $8,596
• Equity at exit: $9,943

Cash invested: $32,200 (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 63010

• Active inventory: 151
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,768 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$13
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $170

Break-even live

Break-even rent $1,552

Max offer price $115,000

Occupancy floor 85%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Branson Dr Arnold, MO	2.0	1.0	1300	$1,000	$0.77	43d	1	0.70mi
3565 Stone Mill Dr Arnold, MO	3.0	2.0	1400	$2,125	$1.52	1d	1	1.26mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 29 events

1. 2026-06-18
   days on market $115,000 Active 206 DOM
2. 2026-06-17
   days on market $115,000 Active 205 DOM
3. 2026-06-16
   days on market $115,000 Active 204 DOM
4. 2026-06-15
   days on market $115,000 Active 203 DOM
5. 2026-06-13
   days on market $115,000 Active 201 DOM
6. 2026-06-13
   days on market $115,000 Active 200 DOM
7. 2026-06-09
   days on market $115,000 Active 197 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   days on market $115,000 Active 196 DOM
10. 2026-06-07
    days on market $115,000 Active 195 DOM
11. 2026-06-03
    days on market $115,000 Active 191 DOM
12. 2026-06-02
    days on market $115,000 Active 190 DOM
13. 2026-06-02
    pricestatus $115,000 Active 189 DOM
14. 2026-06-01
    days on market $130,000 Active Under Contract 189 DOM
15. 2026-05-31
    days on market $130,000 Active Under Contract 188 DOM
16. 2026-05-15
    historical Active Under Contract
17. 2026-05-07
    status Active
18. 2026-04-24
    historical Active Under Contract
19. 2026-04-17
    status Active
20. 2026-04-17
    price $130,000
21. 2025-06-18
    price $175,000
22. 2025-04-16
    price $200,000
23. 2025-03-24
    price $225,000
24. 2025-02-13
    price $250,000
25. 2025-02-13
    listed $25,000 Active
26. 2024-07-23
    soldstatus
27. 2003-12-13
    soldstatus
28. 2003-03-10
    soldstatus
29. 1999-09-02
    soldstatus $85,500

ⓘ 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: $1,629 · $136/mo
• Projected year-2 tax: $1,629 · $136/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 6/10 Major FEMA zone AE · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,210
• − Mortgage interest: −$6,442
• − Property taxes: −$1,629
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − HOA: −$156
• − Depreciation: −$3,345
• Taxable income: $551
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $1,909/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: Fox C-6
• NCES district ID: 2912300
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $60,849
• Composite: 37.54/100
• National rank: #4392
• State rank: #103 of 324 in MO

Livability — Arnold

• Score: 62/100
• State rank: #396
• US rank: #17082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 108,544 people
• City population: 34,478
• Metro: St. Louis, MO-IL
• Population (ZIP): 34,478
• Household income: $79,784
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 422.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 4% American 3% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Spanish 1% Chinese 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: ▼ -258.53%
• Current HPI: 190.586
• Rent YoY: —
• 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

+52.0% since first listed

14 events — show timeline

• 2026-05-15 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-07 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-24 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-17 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2025-06-18 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2025-04-16 Price Changed $200,000 MARIS as Distributed by MLS Grid
• 2025-03-24 Price Changed $225,000 MARIS as Distributed by MLS Grid
• 2025-02-13 Price Changed $250,000 MARIS as Distributed by MLS Grid
• 2025-02-13 Listed $25,000 MARIS as Distributed by MLS Grid
• 2024-07-23 Sold (Public Records) — Public Records
• 2003-12-13 Sold (Public Records) — Public Records
• 2003-03-10 Sold (Public Records) — Public Records
• 1999-09-02 Sold (Public Records) $85,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,629 · +4.4% YoY. Source: county tax records.