11218 Saint Shawn Ln · St. Ann, MO 63074

$154,900

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 61 Days on market

Built 1954 8,624 sqft lot Est $164k · 5% under

---

Why this score? — see what drove the D+ 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 +15.1/30.0
• ARV discount +9.9/15.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

20K price reduction! Four sales on St. Shawn Lane within the past year ranging from $163,500-$205,00 after remodel. 3 Bedroom Ranch located in The AAA rated Pattonville School District and close to St. Louis International Airport as well!!! The seller is a licensed Real Estate Broker in The State of Missouri. You can do a little or do a lot to get this property up to speed. There has been a decent amount of improvements in this neighborhood. The home is in average condition.

Key facts

• 8,624 sq ft lot
• Built 1954
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $52 ($620/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 $133k (14.4% below list).
• Recommended offer: $133k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Pattonville R-III (suburban): math 32% / reading 46% proficiency, ranked #147 of 324 in MO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robert Drummond Elem. (math 19% / reading 28%, grade F, #908 of 1,115 statewide, top 82%, 662 students, 62% FRL); Pattonville Sr. High (math 33% / reading 64%, grade D, #147 of 521 statewide, top 29%, 1,893 students, 39% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 62 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $155k implies a 496% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,619 (14.4% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $163,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11218 Saint Shawn Ln	0.00mi	3/1.0	840 (0%)	1mo	$154,900	$184	99
11226 Saint Matthias Ln	0.09mi	3/1.0	840 (0%)	9mo	$150,000	$179	89
4325 Saint Dominic Ln	0.21mi	2/1.0 (-1)	850 (+1%)	0mo	$140,000	$165	83
11264 Saint Shawn Ln	0.10mi	2/1.0 (-1)	846 (+1%)	9mo	$189,900	$224	82
10655 St Stephen Ln	0.31mi	3/1.0	792 (-6%)	0mo	$175,000	$221	76
4224 Ashby Rd	0.21mi	2/1.5 (-1)	900 (+7%)	1mo	$172,500	$192	71
10753 Saint Stephen Ln	0.25mi	2/1.5 (-1)	792 (-6%)	3mo	$179,900	$227	70
11041 Saint Pius Ln	0.45mi	2/2.0 (-1)	792 (-6%)	2mo	$164,900	$208	59
10449 San Carlos Ln	0.65mi	2/1.0 (-1)	864 (+3%)	8mo	$145,900	$169	53
3715 Saint Kevin Park Dr	0.75mi	3/2.0	864 (+3%)	7mo	$199,900	$231	51
10335 Saint Joan Ln	0.68mi	2/1.0 (-1)	897 (+7%)	2mo	$174,900	$195	50
3651 Ashby Rd	0.66mi	2/2.0 (-1)	934 (+11%)	8mo	$130,000	$139	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 · 4.14% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-20,298
• Equity at exit: $23,096

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-7,083
• Equity at exit: $13,393

Cash invested: $43,372 (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 63074

• Rents YoY: 4.1%
• Active inventory: 62
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$812
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $52

Break-even live

Break-even rent $1,261

Max offer price $154,900

Occupancy floor 91%

Sensitivity live

Price	-10% $139	-5% $95	+0% $52	+5% $8	+10% $-36
Rent	-10% $-53	-5% $-1	+0% $52	+5% $104	+10% $156
Rate	-1.0pp $130	-0.5pp $91	base $52	+0.5pp $12	+1.0pp $-29

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	45d	1	0.12mi
11276 Liana Ln Saint Ann, MO	2.0	1.0	780	$1,189	$1.52	6d	1	0.14mi
10788 Tropic Dr Saint Ann, MO	2.0	1.0	828	$1,260	$1.52	45d	1	0.20mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	45d	8	0.45mi
4616 Country Ln St Ann, MO	1.0–2.0	1.0–2.0	808	$1,479	$1.83	0d	7	0.62mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	25d	1	0.71mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	16d	1	0.72mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	19d	1	0.73mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	22d	1	0.98mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	25d	1	0.98mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,685	$1.58	0d	1	1.07mi
11042 Florence Ave Saint Ann, MO	3.0	1.0	864	$1,300	$1.50	14d	1	1.13mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	45d	1	1.21mi
9675 Muriel Ave Unit 9709 Overland, MO	2.0	1.5	830	$1,200	$1.45	0d	1	1.27mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	5d	1	1.27mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	45d	1	1.27mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	19d	1	1.29mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	45d	1	1.36mi
11120 Graben Dr St Ann, MO	1.0–2.0	1.0–1.5	850	$1,250	$1.47	0d	17	1.42mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	45d	1	1.47mi

Listing history 16 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   price $154,900
3. 2026-04-11
   price $159,900
4. 2026-04-02
   price $162,000
5. 2026-03-09
   price $164,500
6. 2026-02-26
   listed $164,900 Active
7. 2026-02-22
   historical $164,900
8. 2026-01-26
   soldstatus Closed 483-char remark

   Show marketing remark (483 chars)

   20K price reduction! Four sales on St. Shawn Lane within the past year ranging from $163,500-$205,00 after remodel. 3 Bedroom Ranch located in The AAA rated Pattonville School District and close to St. Louis International Airport as well!!! The seller is a licensed Real Estate Broker in The State of Missouri. You can do a little or do a lot to get this property up to speed. There has been a decent amount of improvements in this neighborhood. The home is in average condition.

9. 2026-01-06
   status Pending 483-char remark

   Show marketing remark (483 chars)

   20K price reduction! Four sales on St. Shawn Lane within the past year ranging from $163,500-$205,00 after remodel. 3 Bedroom Ranch located in The AAA rated Pattonville School District and close to St. Louis International Airport as well!!! The seller is a licensed Real Estate Broker in The State of Missouri. You can do a little or do a lot to get this property up to speed. There has been a decent amount of improvements in this neighborhood. The home is in average condition.

10. 2025-11-29
    price $107,000 483-char remark

    Show marketing remark (483 chars)

    20K price reduction! Four sales on St. Shawn Lane within the past year ranging from $163,500-$205,00 after remodel. 3 Bedroom Ranch located in The AAA rated Pattonville School District and close to St. Louis International Airport as well!!! The seller is a licensed Real Estate Broker in The State of Missouri. You can do a little or do a lot to get this property up to speed. There has been a decent amount of improvements in this neighborhood. The home is in average condition.

11. 2025-10-19
    listed $127,000 Active 483-char remark

    Show marketing remark (483 chars)

    20K price reduction! Four sales on St. Shawn Lane within the past year ranging from $163,500-$205,00 after remodel. 3 Bedroom Ranch located in The AAA rated Pattonville School District and close to St. Louis International Airport as well!!! The seller is a licensed Real Estate Broker in The State of Missouri. You can do a little or do a lot to get this property up to speed. There has been a decent amount of improvements in this neighborhood. The home is in average condition.

12. 2025-10-19
    historical $127,000 483-char remark

    Show marketing remark (483 chars)

    20K price reduction! Four sales on St. Shawn Lane within the past year ranging from $163,500-$205,00 after remodel. 3 Bedroom Ranch located in The AAA rated Pattonville School District and close to St. Louis International Airport as well!!! The seller is a licensed Real Estate Broker in The State of Missouri. You can do a little or do a lot to get this property up to speed. There has been a decent amount of improvements in this neighborhood. The home is in average condition.

13. 2011-07-27
    soldstatus $26,000
14. 2006-08-23
    soldstatus $89,000
15. 2005-09-13
    soldstatus
16. 2004-05-24
    soldstatus $84,400

ⓘ 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: $1,430 · $119/mo
• Projected year-2 tax: $1,503 · $125/mo
• Expected delta: +$72/yr (+$6/mo · 5.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% 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: $15,914
• − Mortgage interest: −$8,677
• − Property taxes: −$1,430
• − Insurance: −$774
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$4,506
• Taxable loss: −$2,020
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $1,105/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: Pattonville R-III
• NCES district ID: 2923700
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $50,786
• Composite: 33.69/100
• National rank: #5383
• State rank: #147 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

+83.5% since first listed

16 events — show timeline

• 2026-04-28 Pending — MARIS as Distributed by MLS Grid
• 2026-04-24 Price Changed $154,900 MARIS as Distributed by MLS Grid
• 2026-04-11 Price Changed $159,900 MARIS as Distributed by MLS Grid
• 2026-04-02 Price Changed $162,000 MARIS as Distributed by MLS Grid
• 2026-03-09 Price Changed $164,500 MARIS as Distributed by MLS Grid
• 2026-02-26 Listed $164,900 MARIS as Distributed by MLS Grid
• 2026-02-22 Coming Soon $164,900 MARIS as Distributed by MLS Grid
• 2026-01-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-01-06 Pending — MARIS as Distributed by MLS Grid
• 2025-11-29 Price Changed $107,000 MARIS as Distributed by MLS Grid
• 2025-10-19 Listed $127,000 MARIS as Distributed by MLS Grid
• 2025-10-19 Coming Soon $127,000 MARIS as Distributed by MLS Grid
• 2011-07-27 Sold (Public Records) $26,000 Public Records
• 2006-08-23 Sold (Public Records) $89,000 Public Records
• 2005-09-13 Sold (Public Records) — Public Records
• 2004-05-24 Sold (Public Records) $84,400 Public Records

Property tax history

+5.5%/yr

Latest (2022): $1,430 · +0.1% YoY. Source: county tax records.