520 Bahia Dr · Rock Hill, MO 63119

$206,000

3 bd · 2.0 ba · 1,319 sqft · SingleFamily public records · 11 Days on market

Built 1960 8,123 sqft lot Est $289k · 29% 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +5.5/10.0
• 1% rule +5.2/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this classic brick ranch in Crestvale! Sun-drenched 1960 mid-century gem at 520 Bahia Dr offers 3 spacious bedrooms, 2 full baths, and 1,319 sq ft of effortless single-story living plus a full basement ready for your vision. Solid brick exterior, convenient carport, and a generous lot on this quiet tree-lined street make it ideal for easy living and backyard fun. Prime Rock Hill location in the Webster Groves School District—walk to parks, minutes to shops and highways. Timeless charm meets everyday comfort!

Key facts

• Generous lot
• Brick exterior
• Carport

Tags

• BRICK EXTERIOR
• CARPORT
• FULL BASEMENT
• GENEROUS LOT
• TREE-LINED STREET
• WEBSTER GROVES SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $206k).
• Cap rate 7.5% vs local median 4.1% in Rock Hill — 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 76/100 on livability (#45 in MO, #3,624 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F.
• Webster Groves (suburban): math 56% / reading 67% proficiency, ranked #7 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Clark Elem. (math 62% / reading 72%, grade B+, #46 of 1,115 statewide, top 5%, 289 students, 4% FRL); Webster Groves High (math 50% / reading 73%, grade B-, #31 of 521 statewide, top 6%, 1,315 students, 12% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: Rents rising fast (+8.2%/yr); 159 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $58k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,000

Questions for the listing agent

1. Built in 1960 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $288,861
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Bahia Dr	0.00mi	3/2.0	1,319 (0%)	0mo	$206,000	$156	100
529 Barcia Dr	0.10mi	3/2.0	1,362 (+3%)	1mo	$285,000	$209	89
804 Manitou Dr	0.26mi	3/2.0	1,300 (-1%)	1mo	$300,000	$231	85
433 Bismark Ave	0.13mi	4/2.0 (+1)	1,292 (-2%)	2mo	$249,900	$193	84
500 Bacon Ave	0.19mi	3/1.0	1,476 (+12%)	3mo	$299,000	$203	65
810 Webster Ct	0.36mi	2/1.5 (-1)	1,422 (+8%)	2mo	$250,000	$176	62
9719 Greenwood Ter	0.27mi	2/2.0 (-1)	1,150 (-13%)	1mo	$235,000	$204	60
9723 Whitestone Ter	0.60mi	4/2.0 (+1)	1,238 (-6%)	1mo	$340,000	$275	56
126 Saint John Ave	0.48mi	3/2.0	1,129 (-14%)	2mo	$325,000	$288	52
1106 N Rock Hill Rd	0.75mi	3/1.5	1,380 (+5%)	4mo	$304,900	$221	52
1146 Kortwright Ave	0.53mi	3/1.5	1,506 (+14%)	4mo	$339,900	$226	46
2835 Dunkirk Dr	0.59mi	2/1.0 (-1)	1,142 (-13%)	0mo	$250,000	$219	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-9,492
• Equity at exit: $30,715

10-year hold

• IRR: 10.6%
• Equity multiple: 2.02×
• Total profit: $59,065
• Equity at exit: $17,811

Cash invested: $57,680 (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 63119

• Rents YoY: 8.2%
• Active inventory: 159
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,080
• Tax from tax record: −$302 /mo · $3,627/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $199

Break-even live

Break-even rent $1,859

Max offer price $206,000

Occupancy floor 86%

Sensitivity live

Price	-10% $316	-5% $257	+0% $199	+5% $141	+10% $82
Rent	-10% $32	-5% $116	+0% $199	+5% $282	+10% $366
Rate	-1.0pp $303	-0.5pp $251	base $199	+0.5pp $146	+1.0pp $91

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 Eldridge Ave Saint Louis, MO	2.0	1.0	1015	$2,000	$1.97	2d	1	0.28mi
312 Madison Ave Saint Louis, MO	3.0	1.0	1534	$2,000	$1.30	2d	1	0.29mi
9724 Greenwood Ter Saint Louis, MO	2.0	1.0	907	$1,525	$1.68	21d	1	0.30mi
308 Madison Ave Saint Louis, MO	4.0	2.0	1075	$2,800	$2.60	2d	1	0.30mi
126 Madison Ave Saint Louis, MO	4.0	1.0	1120	$1,550	$1.38	44d	1	0.48mi
9816 Obrien Ct Saint Louis, MO	3.0	2.0	1040	$2,100	$2.02	2d	1	0.52mi
139 W Kirkham Ave Saint Louis, MO	2.0	2.5	1163	$2,300	$1.98	15d	1	0.54mi
341 W Pacific Ave Saint Louis, MO	2.0	1.5	1200	$1,995	$1.66	21d	1	0.56mi
539 N Elm Ave Saint Louis, MO	3.0	1.0	1055	$1,500	$1.42	11d	1	0.60mi
153 Willis Ave Saint Louis, MO	3.0	1.5	1097	$2,100	$1.91	2d	1	0.87mi
2756 McKnight Crossing Ct Saint Louis, MO	2.0	2.0	1175	$2,425	$2.06	2d	1	0.91mi
2756 McKnight Crossing Ct Saint Louis, MO	2.0	2.0	1175	$2,425	$2.06	11d	1	0.91mi
2820 Hilldale Ave Saint Louis, MO	3.0	2.0	1140	$2,550	$2.24	2d	1	1.03mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	2d	1	1.06mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	8d	1	1.18mi
437 S Elm Ave Saint Louis, MO	3.0	1.0	1242	$2,100	$1.69	2d	1	1.38mi

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-16
   listed $206,000 Active
3. 2009-01-02
   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: $3,627 · $302/mo
• Projected year-2 tax: $3,627 · $302/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 5/10 Major 7 d/yr ≥107°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,328
• − Mortgage interest: −$11,539
• − Property taxes: −$3,627
• − Insurance: −$1,030
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$5,993
• Taxable loss: −$914
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $2,608/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: Webster Groves
• NCES district ID: 2931530
• Math proficiency: 56% ▼ -3.00%
• Reading proficiency: 67% ▲ 3.00%
• Median HH income: $78,389
• Composite: 54.99/100
• National rank: #1298
• State rank: #7 of 324 in MO

Livability — Rock Hill

• Score: 76/100
• State rank: #45
• US rank: #3624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Hill, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 34,181
• Household income: $106,183
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 1320.0

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 (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 9% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 1% Other Indo-European 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: ▼ -463.48%
• Current HPI: 221.7655
• Rent YoY: ▲ 8.19%
• 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

• 2026-04-27 Pending — MARIS as Distributed by MLS Grid
• 2026-04-16 Listed $206,000 MARIS as Distributed by MLS Grid
• 2009-01-02 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2022): $3,627 · +0.6% YoY. Source: county tax records.