342 Alsobrook St · Kirkwood, MO 63122

$129,900

3 bd · 2.0 ba · 992 sqft · SingleFamily public records · 33 Days on market

Built 1942 5,000 sqft lot Est $238k · 45% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.7/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 4-bedroom ranch offers a solid foundation of updates and is ready for your finishing touches. Enjoy peace of mind with improvements including newer doors and windows, ceramic tile flooring that highlights the spacious eat-in kitchen, updated panel, and portions of PVC plumbing. An inviting covered front porch welcomes you home, while an additional covered porch in the backyard provides a great space for outdoor entertaining. The vacant lot next door offers exceptional privacy, and off-street driveway parking adds convenience. A full basement provides ample room for storage or future expansion. Located within walking distance to shops, restaurants, Walmart, and just minutes from easily

Key facts

• Covered front porch
• Newer doors
• Full basement

Tags

• NEWER DOORS
• NEWER WINDOWS
• CERAMIC TILE FLOORING
• COVERED FRONT PORCH
• OFF-STREET DRIVEWAY PARKING
• FULL BASEMENT

Property features AI

Finance

• Other: Living area reported as 992 (public records)
• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Architectural shingle roof; Concrete perimeter foundation; Basement present (concrete, unfinished); Built (year source: public records)
• Exterior features: Covered front porch; Back yard; Gentle sloping to level lot; Chain link fencing; Panel and storm doors; Patio; Ramp

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Eat-in kitchen; Basement (concrete, unfinished); Living room
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.4% in Kirkwood — 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 78/100 on livability (#27 in MO, #2,478 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: cost of living C-, commute F.
• Kirkwood R-VII (suburban): math 57% / reading 68% proficiency, ranked #5 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: George R. Robinson Elem. (math 47% / reading 63%, grade C, #185 of 1,115 statewide, top 17%, 493 students, 17% FRL); Kirkwood Sr. High (math 72% / reading 79%, grade A-, #3 of 521 statewide, top 0%, 1,775 students, 11% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 211 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 17% of the median local income ($136k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $20k; list at $130k implies a 550% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.51% ✓
• Cap rate: 12.73%
• Cash-on-cash: 23.00%
• DSCR: 2.02
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $238,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 Samoa Dr	0.47mi	3/1.5	1,005 (+1%)	0mo	$315,000	$313	74
1408 Homecrest Dr	0.37mi	3/1.5	1,014 (+2%)	9mo	$235,000	$232	70
520 Pinellas Dr	0.34mi	3/1.0	1,040 (+5%)	2mo	$279,900	$269	70
556 Joshua Dr	0.32mi	3/1.0	1,040 (+5%)	6mo	$249,995	$240	68
621 Pinellas Dr	0.42mi	3/2.0	1,040 (+5%)	9mo	$179,500	$173	65
210 Monica Dr	0.46mi	3/1.0	945 (-5%)	3mo	$199,000	$211	64
535 Rayburn Ave	0.37mi	3/1.5	936 (-6%)	9mo	$300,000	$321	64
216 Monica Dr	0.46mi	3/1.0	1,028 (+4%)	9mo	$199,900	$194	61
1323 Samoa Dr	0.61mi	2/1.5 (-1)	1,005 (+1%)	4mo	$250,000	$249	59
600 Norton Ave	0.62mi	2/1.0 (-1)	1,032 (+4%)	8mo	$245,000	$237	49
613 S Fillmore Ave	0.57mi	2/1.0 (-1)	1,092 (+10%)	2mo	$249,900	$229	46
418 E Elliott Ave	0.70mi	3/1.0	864 (-13%)	10mo	$274,900	$318	34

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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.85×
• Total profit: $30,800
• Equity at exit: $19,369

10-year hold

• IRR: 30.5%
• Equity multiple: 4.22×
• Total profit: $116,939
• Equity at exit: $11,231

Cash invested: $36,372 (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 63122

• Rents YoY: 6.6%
• Active inventory: 211
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $697

Break-even live

Break-even rent $1,085

Max offer price $129,900

Occupancy floor 60%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Carriage Circle Ln Unit 901F-CCL Kirkwood, MO	2.0	2.0	985	$1,750	$1.78	43d	1	0.24mi
10820 Big Bend Rd Kirkwood, MO	2.0	1.0	1000	$1,595	$1.59	43d	1	0.57mi
467 S Holmes Ave Unit B Kirkwood, MO	2.0	1.0	700	$1,099	$1.57	23d	1	0.84mi
141 E Madison Ave Kirkwood, MO	1.0–2.0	1.0–2.0	1017	$2,765	$2.72	1d	9	1.13mi
416 N Kirkwood Rd St. Louis, MO	2.0	1.0–2.0	890	$3,751	$4.21	1d	6	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $129,900 Active 33 DOM
2. 2026-06-17
   days on market $129,900 Active 32 DOM
3. 2026-06-16
   days on market $129,900 Active 31 DOM
4. 2026-06-15
   days on market $129,900 Active 30 DOM
5. 2026-06-13
   days on market $129,900 Active 28 DOM
6. 2026-06-13
   days on market $129,900 Active 27 DOM
7. 2026-06-09
   days on market $129,900 Active 24 DOM
8. 2026-06-08
   days on market $129,900 Active 23 DOM
9. 2026-06-07
   days on market $129,900 Active 22 DOM
10. 2026-06-03
    days on market $129,900 Active 18 DOM
11. 2026-06-02
    days on market $129,900 Active 17 DOM
12. 2026-06-01
    days on market $129,900 Active 16 DOM
13. 2026-05-31
    days on market $129,900 Active 15 DOM
14. 2026-05-16
    listed $129,900 Active
15. 2025-12-10
    listed $159,900 Active
16. 2004-07-14
    soldstatus $20,000
17. 2004-01-16
    soldstatus $20,000
18. 1992-10-21
    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: $1,461 · $122/mo
• Projected year-2 tax: $1,461 · $122/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: $23,607
• − Mortgage interest: −$7,276
• − Property taxes: −$1,461
• − Insurance: −$650
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$3,779
• Taxable income: $6,665
• Est. tax owed @ 24.0%: −$1,600
• After-tax cash flow: $6,766/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: Kirkwood R-VII
• NCES district ID: 2916770
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $85,581
• Composite: 56.51/100
• National rank: #1153
• State rank: #5 of 324 in MO

Livability — Kirkwood

• Score: 78/100
• State rank: #27
• US rank: #2478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirkwood, MO
• County: Saint Louis County · 888,823 people
• City population: 41,634
• Metro: St. Louis, MO-IL
• Population (ZIP): 41,634
• Household income: $136,385
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 738.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Black 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Chinese 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: ▼ -413.98%
• Current HPI: 242.2782
• Rent YoY: ▲ 6.63%
• 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

+549.5% since first listed

5 events — show timeline

• 2026-05-16 Listed $129,900 MARIS as Distributed by MLS Grid
• 2025-12-10 Listed $159,900 MARIS as Distributed by MLS Grid
• 2004-07-14 Sold (Public Records) $20,000 Public Records
• 2004-01-16 Sold (Public Records) $20,000 Public Records
• 1992-10-21 Sold (Public Records) — Public Records

Property tax history

+15.0%/yr

Latest (2022): $1,461 · +10.5% YoY. Source: county tax records.