11006 Saint Nicholas Ct · St. Ann, MO 63074

$140,000

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 88 Days on market

Built 1949 9,801 sqft lot $165/sqft · 8% below area Est $152k · 8% under

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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 +19.6/30.0
• ARV discount +10.9/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a quiet cul-de-sac at 11006 Saint Nicholas Ct, this tenant-occupied home offers immediate income potential and long-term value. Featuring a solid brick exterior, functional layout, and spacious yard, this property is ideal for investors looking to expand their portfolio with a performing rental. Conveniently located near major highways, shopping, and local amenities, this home combines strong rental appeal with a desirable neighborhood setting. Please do not disturb tenants. Showings available with accepted contract or approved access.

Key facts

• Spacious yard
• Functional layout
• Solid brick exterior

Tags

• SOLID BRICK EXTERIOR
• FUNCTIONAL LAYOUT
• SPACIOUS YARD
• IMMEDIATE INCOME POTENTIAL
• LONG-TERM VALUE
• STRONG RENTAL APPEAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/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 $136k (3.2% below list).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• Market conditions: Rents rising fast (+4.1%/yr); 62 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 32% 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.97% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (median comp): $151,597
• List price: $140,000
• Delta: -7.65%
• 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
11041 Saint Pius Ln	0.05mi	2/2.0 (-1)	792 (-7%)	1mo	$164,900	$208	76
4325 Saint Dominic Ln	0.41mi	2/1.0 (-1)	850 (0%)	0mo	$140,000	$165	75
11218 Saint Shawn Ln	0.49mi	3/1.0	840 (-1%)	1mo	$154,900	$184	75
4224 Ashby Rd	0.36mi	2/1.5 (-1)	900 (+6%)	1mo	$172,500	$192	66
11237 Saint Shawn Ln	0.50mi	3/1.0	840 (-1%)	12mo	$185,000	$220	65
11226 Saint Matthias Ln	0.57mi	3/1.0	840 (-1%)	9mo	$150,000	$179	64
11042 Saint Pius Ln	0.07mi	2/1.0 (-1)	950 (+12%)	12mo	$154,900	$163	62
11264 Saint Shawn Ln	0.56mi	2/1.0 (-1)	846 (-0%)	9mo	$189,900	$224	61
4142 Wright Ave	0.38mi	2/1.0 (-1)	912 (+7%)	14mo	$125,900	$138	54
11272 Saint Shawn Ln	0.57mi	2/1.0 (-1)	816 (-4%)	10mo	$92,000	$113	53
10753 Saint Stephen Ln	0.73mi	2/1.5 (-1)	792 (-7%)	3mo	$179,900	$227	45
3969 Ashby Rd	0.72mi	2/1.0 (-1)	888 (+4%)	16mo	$75,000	$84	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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-10,824
• Equity at exit: $20,874

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $10,385
• Equity at exit: $12,105

Cash invested: $39,200 (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 63074

• Rents YoY: 4.1%
• Active inventory: 62
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$734
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $162

Break-even live

Break-even rent $1,150

Max offer price $140,000

Occupancy floor 83%

Sensitivity live

Price	-10% $241	-5% $201	+0% $162	+5% $122	+10% $83
Rent	-10% $55	-5% $108	+0% $162	+5% $215	+10% $269
Rate	-1.0pp $232	-0.5pp $197	base $162	+0.5pp $126	+1.0pp $89

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4616 Country Ln St Ann, MO	2.0	1.0–2.0	758	$1,505	$1.99	3d	9	0.24mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	44d	8	0.42mi
11276 Liana Ln Saint Ann, MO	2.0	1.0	780	$1,189	$1.52	5d	1	0.55mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	18d	1	0.59mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	44d	1	0.63mi
10788 Tropic Dr Saint Ann, MO	2.0	1.0	828	$1,260	$1.52	44d	1	0.70mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	15d	1	0.79mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	24d	1	0.87mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	24d	1	1.07mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	21d	1	1.31mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	24d	1	1.31mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	44d	1	1.34mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	4d	1	1.34mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	44d	1	1.44mi

Listing history 3 events

1. 2026-02-27
   listed $140,000 Active 552-char remark

   Show marketing remark (552 chars)

   Located on a quiet cul-de-sac at 11006 Saint Nicholas Ct, this tenant-occupied home offers immediate income potential and long-term value. Featuring a solid brick exterior, functional layout, and spacious yard, this property is ideal for investors looking to expand their portfolio with a performing rental. Conveniently located near major highways, shopping, and local amenities, this home combines strong rental appeal with a desirable neighborhood setting. Please do not disturb tenants. Showings available with accepted contract or approved access.

2. 1995-03-24
   soldstatus
3. 1994-12-06
   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: $1,397 · $116/mo
• Projected year-2 tax: $1,397 · $116/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: $16,264
• − Mortgage interest: −$7,842
• − Property taxes: −$1,397
• − Insurance: −$700
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,073
• Taxable loss: −$350
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $2,026/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

3 events — show timeline

• 2026-02-27 Listed $140,000 MARIS as Distributed by MLS Grid
• 1995-03-24 Sold (Public Records) — Public Records
• 1994-12-06 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2022): $1,397 · +0.1% YoY. Source: county tax records.