252 Wachtel Ave · Lemay, MO 63125

$135,000

2 bd · 1.0 ba · 1,463 sqft · SingleFamily public records · 297 Days on market

Built 1903 7,248 sqft lot $92/sqft · 22% below area Est $173k · 22% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled at 252 Wachtel AVE, STLS MO 63125, this single-family residence in STLS County presents a unique opportunity to own a piece of history. The residence offers a glimpse into a bygone era. this property offers a canvas upon which to create your ideal living space. Seize the chance to own a residence with character.

Key facts

• 7,248 sq ft lot
• Built 1903
• Listed 296 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.2% in Lemay — 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 67/100 on livability (#213 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D+.
• Hancock Place (suburban): math 30% / reading 34% proficiency, ranked #251 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 148 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $23k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $135k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 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 1903 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (median comp): $173,284
• List price: $135,000
• Delta: -22.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8523 Idaho Ave	0.27mi	3/1.0 (+1)	1,392 (-5%)	4mo	$129,900	$93	71
720 Erskine Ave	0.30mi	1/1.0 (-1)	1,504 (+3%)	8mo	$49,900	$33	69
8708 S Grand Ave	0.18mi	2/2.0	1,277 (-13%)	1mo	$189,000	$148	65
3806 Waller Ave	0.42mi	2/1.5	1,401 (-4%)	8mo	$215,000	$153	65
329 Goetz Ave	0.56mi	3/1.0 (+1)	1,497 (+2%)	2mo	$35,000	$23	63
527 Hoffmeister Ave	0.45mi	3/1.0 (+1)	1,388 (-5%)	8mo	$168,900	$122	59
212 Espenschied St	0.45mi	3/1.5 (+1)	1,562 (+7%)	5mo	$119,900	$77	57
9533 Gentry Ave	0.73mi	3/1.0 (+1)	1,491 (+2%)	2mo	$165,000	$111	56
8111 Southpark Ct	0.61mi	3/2.0 (+1)	1,400 (-4%)	1mo	$174,900	$125	55
116 Horn Ave	0.43mi	2/2.0	1,264 (-14%)	1mo	$167,500	$133	53
8309 Minnesota Ave	0.50mi	2/1.0	1,292 (-12%)	8mo	$140,000	$108	51
3733 Comstock Dr	0.68mi	3/2.5 (+1)	1,633 (+12%)	8mo	$262,000	$160	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-11,803
• Equity at exit: $20,129

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $2,819
• Equity at exit: $11,672

Cash invested: $37,800 (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 63125

• Active inventory: 148
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$708
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $157

Break-even live

Break-even rent $1,230

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $234	-5% $196	+0% $157	+5% $119	+10% $81
Rent	-10% $45	-5% $101	+0% $157	+5% $214	+10% $270
Rate	-1.0pp $225	-0.5pp $192	base $157	+0.5pp $122	+1.0pp $87

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Waller Ave Saint Louis, MO	2.0	1.0	900	$1,075	$1.19	25d	1	0.22mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	0d	1	0.26mi
229 Horn Ave Saint Louis, MO	2.0	1.5	1301	$1,871	$1.44	0d	1	0.32mi
349 Lagro Ave Saint Louis, MO	3.0	1.0	1184	$1,500	$1.27	45d	1	0.40mi
336 Lagro Ave Saint Louis, MO	2.0	2.0	1340	$1,250	$0.93	45d	1	0.45mi
8125 Michigan Ave St. Louis, MO	1.0–2.0	1.0–2.0	797	$1,150	$1.44	15d	1	0.57mi
8215 Pennsylvania Ave Saint Louis, MO	1.0	2.0	1252	$1,650	$1.32	18d	1	0.58mi
7924 Michigan Ave Unit 2F St. Louis, MO	3.0	2.0	1250	$1,195	$0.96	4d	1	0.68mi
813 W Courtois St Apt C St. Louis, MO	2.0	1.0	1000	$895	$0.90	45d	1	0.78mi
815 W Courtois St St. Louis, MO	1.0	1.0	900	$795	$0.88	15d	1	0.78mi
807 W Courtois St Apt D St. Louis, MO	2.0	1.0	900	$925	$1.03	45d	1	0.78mi
812 Schirmer St Saint Louis, MO	1.0	1.0	900	$795	$0.88	45d	1	0.78mi
152 W Etta Ave Saint Louis, MO	2.0	1.0	936	$1,274	$1.36	8d	1	0.83mi
127 E Holden Ave Saint Louis, MO	2.0	1.0	1044	$1,200	$1.15	45d	1	0.89mi
3945 Crosby Dr Saint Louis, MO	2.0	1.0	1100	$2,083	$1.89	0d	1	0.92mi
7417 Vermont Ave Unit 103 St. Louis, MO	2.0	2.0	1069	$1,500	$1.40	15d	1	0.98mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	0d	8	0.99mi
9809 S Broadway Saint Louis, MO	1.0	1.0	1288	$1,450	$1.13	45d	1	1.10mi
7109 Eugene Ave Saint Louis, MO	3.0	2.0	1029	$1,495	$1.45	4d	1	1.20mi
3857 Boulevard Heights Ct Saint Louis, MO	3.0	2.5	1697	$2,250	$1.33	3d	1	1.26mi
7024 Pennsylvania Ave Unit F St. Louis, MO	2.0	1.0	1081	$930	$0.86	17d	1	1.30mi
6915 Alabama Ave Unit 1st Floor St. Louis, MO	2.0	1.0	1248	$1,200	$0.96	45d	1	1.30mi
4610 Heege Rd Saint Louis, MO	3.0	1.5	1205	$1,485	$1.23	17d	1	1.31mi
7428 Morganford Rd Saint Louis, MO	2.0	1.0	969	$1,500	$1.55	45d	1	1.37mi
9954 Meadow Ave Saint Louis, MO	2.0	1.0	1100	$1,050	$0.95	5d	1	1.39mi
6730 Vermont Ave Saint Louis, MO	3.0	2.0	1534	$1,600	$1.04	15d	1	1.41mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	19d	1	1.43mi
9964 Meadow Ave Saint Louis, MO	1.0	1.0	950	$775	$0.82	8d	1	1.43mi
9963 Meadow Ave Saint Louis, MO	3.0	2.0	1628	$1,701	$1.04	45d	1	1.44mi

Listing history 25 events

1. 2026-06-21
   days on market $135,000 Active 297 DOM
2. 2026-06-18
   days on market $135,000 Active 294 DOM
3. 2026-06-17
   days on market $135,000 Active 293 DOM
4. 2026-06-16
   days on market $135,000 Active 292 DOM
5. 2026-06-15
   days on market $135,000 Active 291 DOM
6. 2026-06-13
   days on market $135,000 Active 289 DOM
7. 2026-06-13
   days on market $135,000 Active 288 DOM
8. 2026-06-09
   days on market $135,000 Active 285 DOM
9. 2026-06-08
   days on market $135,000 Active 284 DOM
10. 2026-06-07
    days on market $135,000 Active 283 DOM
11. 2026-06-03
    days on market $135,000 Active 279 DOM
12. 2026-06-02
    days on market $135,000 Active 278 DOM
13. 2026-06-01
    days on market $135,000 Active 277 DOM
14. 2026-05-31
    days on market $135,000 Active 276 DOM
15. 2026-05-16
    price $135,000 321-char remark

    Show marketing remark (321 chars)

    Nestled at 252 Wachtel AVE, STLS MO 63125, this single-family residence in STLS County presents a unique opportunity to own a piece of history. The residence offers a glimpse into a bygone era. this property offers a canvas upon which to create your ideal living space. Seize the chance to own a residence with character.

16. 2026-04-09
    status Active 321-char remark

    Show marketing remark (321 chars)

    Nestled at 252 Wachtel AVE, STLS MO 63125, this single-family residence in STLS County presents a unique opportunity to own a piece of history. The residence offers a glimpse into a bygone era. this property offers a canvas upon which to create your ideal living space. Seize the chance to own a residence with character.

17. 2026-03-11
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Nestled at 252 Wachtel AVE, STLS MO 63125, this single-family residence in STLS County presents a unique opportunity to own a piece of history. The residence offers a glimpse into a bygone era. this property offers a canvas upon which to create your ideal living space. Seize the chance to own a residence with character.

18. 2026-01-14
    status Active 321-char remark

    Show marketing remark (321 chars)

    Nestled at 252 Wachtel AVE, STLS MO 63125, this single-family residence in STLS County presents a unique opportunity to own a piece of history. The residence offers a glimpse into a bygone era. this property offers a canvas upon which to create your ideal living space. Seize the chance to own a residence with character.

19. 2025-12-08
    price $140,000 321-char remark

    Show marketing remark (321 chars)

    Nestled at 252 Wachtel AVE, STLS MO 63125, this single-family residence in STLS County presents a unique opportunity to own a piece of history. The residence offers a glimpse into a bygone era. this property offers a canvas upon which to create your ideal living space. Seize the chance to own a residence with character.

20. 2025-08-07
    price $154,900 321-char remark

    Show marketing remark (321 chars)

    Nestled at 252 Wachtel AVE, STLS MO 63125, this single-family residence in STLS County presents a unique opportunity to own a piece of history. The residence offers a glimpse into a bygone era. this property offers a canvas upon which to create your ideal living space. Seize the chance to own a residence with character.

21. 2025-07-16
    listed $158,000 Active 321-char remark

    Show marketing remark (321 chars)

    Nestled at 252 Wachtel AVE, STLS MO 63125, this single-family residence in STLS County presents a unique opportunity to own a piece of history. The residence offers a glimpse into a bygone era. this property offers a canvas upon which to create your ideal living space. Seize the chance to own a residence with character.

22. 2025-04-18
    listed $158,600 Active
23. 2025-04-18
    historical
24. 2005-07-25
    soldstatus $90,000
25. 1991-07-01
    soldstatus $45,000

ⓘ 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: $1,823 · $152/mo
• Projected year-2 tax: $1,823 · $152/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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,152
• − Mortgage interest: −$7,562
• − Property taxes: −$1,823
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,927
• Taxable loss: −$247
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $1,949/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: Hancock Place
• NCES district ID: 2913620
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $41,890
• Composite: 27.08/100
• National rank: #7048
• State rank: #251 of 324 in MO

Livability — Lemay

• Score: 67/100
• State rank: #213
• US rank: #10652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lemay, MO
• County: Saint Louis County · 888,823 people
• City population: 33,294
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,294
• Household income: $61,624
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 631.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: American 9% Romanian 3% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 83% English-only · Russian/Polish/Slavic 11% Spanish 3% Vietnamese 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: ▼ -173.27%
• Current HPI: 234.3792
• 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

+200.0% since first listed

11 events — show timeline

• 2026-05-16 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2026-04-09 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-11 Pending — MARIS as Distributed by MLS Grid
• 2026-01-14 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-08 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2025-08-07 Price Changed $154,900 MARIS as Distributed by MLS Grid
• 2025-07-16 Listed $158,000 MARIS as Distributed by MLS Grid
• 2025-04-18 Listed $158,600 MARIS as Distributed by MLS Grid
• 2025-04-18 Coming Soon — MARIS as Distributed by MLS Grid
• 2005-07-25 Sold (Public Records) $90,000 Public Records
• 1991-07-01 Sold (Public Records) $45,000 Public Records

Property tax history

+11.8%/yr

Latest (2022): $1,823 · +1.8% YoY. Source: county tax records.