9816 Meadow View Dr · Overland, MO 63114

$160,000

3 bd · 2.0 ba · 1,394 sqft · SingleFamily public records · 27 Days on market

Built 1951 5,980 sqft lot Est $187k · 14% under

---

Why this score? — see what drove the C 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 +21.1/30.0
• ARV discount +14.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• 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

Opportunity meets charm in this inviting single-family home nestled in the heart of Overland. Full of character and untapped potential, this home is ready for a buyer with vision to make it truly shine. Step inside to discover a comfortable and functional main-floor layout featuring an additional living space perfect for entertaining guests, hosting family gatherings, or creating the cozy retreat you’ve always wanted. Downstairs, the full basement opens the door to endless possibilities — envision a home theater, gym, office, playroom, or expanded living area tailored to your lifestyle. The spacious, flat, fenced backyard creates the ideal backdrop for summer BBQs, pets at play,

Key facts

• 5,980 sq ft lot
• Built 1951
• Listed 26 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Vinyl siding; Basement: poured concrete, 8 ft+ ceilings, partially finished
• Exterior features: Level lot

Interior

• Kitchen: Free-standing gas range; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fans; Attic fan
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.2% in Overland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Iveland Elem. (math 9% / reading 25%, grade F, #967 of 1,115 statewide, top 88%, 439 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 36% 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 27 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $160k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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: 1.05% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $186,796
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10040 Driver Ave	0.40mi	3/1.0	1,404 (+1%)	7mo	$150,000	$107	70
10111 Niblic Dr	0.48mi	3/2.0	1,281 (-8%)	1mo	$325,000	$254	64
2217 Hood Ave	0.48mi	3/1.0	1,476 (+6%)	1mo	$180,000	$122	63
2239 Wismer Ave	0.38mi	3/2.0	1,230 (-12%)	0mo	$229,900	$187	63
2440 Chaucer Ave	0.71mi	3/2.5	1,408 (+1%)	4mo	$210,000	$149	60
2404 Sunnybrook Dr	0.75mi	3/1.5	1,440 (+3%)	1mo	$259,900	$180	57
1805 Uceyle Ave	0.51mi	3/1.0	1,244 (-11%)	2mo	$139,900	$112	53
10024 Driver Ave	0.37mi	2/1.5 (-1)	1,573 (+13%)	2mo	$180,000	$114	53
2326 Hood Ave	0.68mi	4/2.0 (+1)	1,302 (-7%)	5mo	$175,000	$134	48
2228 Spencer Ave	0.49mi	3/1.0	1,210 (-13%)	7mo	$155,000	$128	45
2204 Burns Ave	0.65mi	3/2.5	1,560 (+12%)	3mo	$199,000	$128	45
1709 Korando Ave	0.60mi	3/1.0	1,192 (-14%)	6mo	$209,999	$176	39

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-13,049
• Equity at exit: $23,857

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $890
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$839
• Tax from tax record: −$188 /mo · $2,261/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $227

Break-even live

Break-even rent $1,385

Max offer price $160,000

Occupancy floor 81%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	14d	1	0.65mi
10525 Roseton Ct Saint Louis, MO	2.0	2.0	1500	$1,500	$1.00	43d	1	1.06mi
1150 N Price Rd St. Louis, MO	1.0–3.0	1.0–2.0	999	$3,731	$3.73	1d	151	1.24mi
9814 Greenery Ln Unit D Saint Louis, MO	2.0	1.0	875	$1,250	$1.43	23d	1	1.25mi
9814 Greenery Ln Saint Louis, MO	2.0	1.0	900	$1,475	$1.64	43d	1	1.25mi
9882 Greenery Ln Saint Louis, MO	2.0	1.0	900	$1,400	$1.56	43d	1	1.25mi
9826 Greenery Ln Saint Louis, MO	2.0	1.0	900	$1,275	$1.42	43d	1	1.25mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	43d	1	1.38mi
18 Queensbrook Pl Saint Louis, MO	3.0	2.0	1675	$3,500	$2.09	1d	1	1.41mi
9150 Olive Xing St. Louis, MO	1.0–2.0	1.0–2.0	1084	$3,575	$3.30	1d	3	1.44mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	23d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $160,000 Active 27 DOM
2. 2026-06-17
   days on market $160,000 Active 26 DOM
3. 2026-06-16
   days on market $160,000 Active 25 DOM
4. 2026-06-15
   days on market $160,000 Active 24 DOM
5. 2026-06-13
   days on market $160,000 Active 22 DOM
6. 2026-06-09
   days on market $160,000 Active 18 DOM
7. 2026-06-08
   days on market $160,000 Active 17 DOM
8. 2026-06-07
   pricedays on market $160,000 Active 16 DOM
9. 2026-06-03
   days on market $170,000 Active 12 DOM
10. 2026-06-02
    days on market $170,000 Active 11 DOM
11. 2026-06-01
    days on market $170,000 Active 10 DOM
12. 2026-05-31
    days on market $170,000 Active 9 DOM
13. 2026-05-23
    listed $170,000 Active
14. 2026-05-20
    historical $170,000
15. 2007-09-04
    soldstatus
16. 2007-09-04
    soldstatus $95,000
17. 1988-03-01
    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: $2,261 · $188/mo
• Projected year-2 tax: $2,261 · $188/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: $20,069
• − Mortgage interest: −$8,962
• − Property taxes: −$2,261
• − Insurance: −$800
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$4,655
• Taxable income: $179
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $2,681/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

+78.9% since first listed

5 events — show timeline

• 2026-05-23 Listed $170,000 MARIS as Distributed by MLS Grid
• 2026-05-20 Coming Soon $170,000 MARIS as Distributed by MLS Grid
• 2007-09-04 Sold (Public Records) $95,000 Public Records
• 2007-09-04 Sold (Public Records) — Public Records
• 1988-03-01 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2022): $2,261 · +0.0% YoY. Source: county tax records.