14255 Riverfront Dr · Old Jamestown, MO 63034

$99,900

2 bd · 1.0 ba · 852 sqft · Condo public records · 3 Days on market

Built 1985 $256/mo HOA · 14% of rent

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Key facts

• $256 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Community contains 206 units
• HOA & community: Part of River Oaks Estates Two HOA; Monthly association fee of $256; Community amenities include a clubhouse, pool and tennis courts; HOA fee covers maintenance (roads/parking), common area maintenance, pool, sewer, snow removal, taxes, trash and water; association management provided

Exterior

• Parking: Assigned covered parking; Additional parking available; Carport (1 space); Total of 1 parking space listed
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential condominium; One level
• Construction: Vinyl siding
• Exterior features: Deck; Panel and sliding doors; Level lot

Interior

• Kitchen: Electric oven and range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning (electric)
• Interior features: Dishwasher; Dryer; Microwave; Electric oven; Electric range; Refrigerator; Washer; Electric water heater
• Laundry & utility: Washer and dryer in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.7% vs local median 5.3% in Old Jamestown — 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 66/100 on livability (#247 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jana Elem. (math 8% / reading 27%, grade F, #964 of 1,115 statewide, top 87%, 419 students, 62% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 71 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago 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 $45k; list at $100k implies a 122% gain — meaningful room to come down on a strong offer.

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 $99,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.74%
• DSCR: 2.01
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.63×
• Total profit: $17,735
• Equity at exit: $14,895

10-year hold

• IRR: 24.5%
• Equity multiple: 3.13×
• Total profit: $59,583
• Equity at exit: $8,638

Cash invested: $27,972 (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 63034

• Active inventory: 71
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$93 /mo · $1,110/yr
• Insurance: −$42
• HOA: −$256
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $530

Break-even live

Break-even rent $1,157

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $587	-5% $558	+0% $530	+5% $502	+10% $473
Rent	-10% $386	-5% $458	+0% $530	+5% $602	+10% $674
Rate	-1.0pp $580	-0.5pp $555	base $530	+0.5pp $504	+1.0pp $478

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	44d	1	0.13mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,088	$1.33	2d	12	0.95mi
3209 Cross Keys Dr Florissant, MO	1.0–2.0	1.0	700	$1,100	$1.57	2d	1	1.09mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	44d	1	1.39mi

HOA detail condo

• Monthly dues: $256 · $3,072/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-21
   days on market $99,900 Active 3 DOM
2. 2026-06-19
   listed $99,900 Active 1 DOM

ⓘ 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: $1,110 · $93/mo
• Projected year-2 tax: $1,110 · $93/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 ≥106°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,936
• − Mortgage interest: −$5,596
• − Property taxes: −$1,110
• − Insurance: −$500
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − HOA: −$3,072
• − Depreciation: −$2,906
• Taxable income: $5,242
• Est. tax owed @ 24.0%: −$1,258
• After-tax cash flow: $5,102/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 of 324 in MO

Livability — Old Jamestown

• Score: 66/100
• State rank: #247
• US rank: #12156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Jamestown, MO
• County: Saint Louis County · 888,823 people
• City population: 19,557
• Metro: St. Louis, MO-IL
• Population (ZIP): 18,908
• Household income: $103,905
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 88.0

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 Black (65%)
• Race & ethnicity: Black 65% White 21% Two or more races 11% Hispanic / Latino 4% Asian 1%
• Common ancestry: Swedish 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% Vietnamese 1% Other Indo-European 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: ▼ -156.28%
• Current HPI: 180.6267
• 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

+25.0% since first listed

10 events — show timeline

• 2026-06-18 Listed $99,900 MARIS as Distributed by MLS Grid
• 2020-07-15 Sold (Public Records) $45,000 Public Records
• 2020-06-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-05-18 Listed $45,000 MARIS as Distributed by MLS Grid
• 2020-05-18 Pending — MARIS as Distributed by MLS Grid
• 2019-09-22 Price Changed $52,000 MARIS as Distributed by MLS Grid
• 2013-02-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-01-15 Listed $34,900 MARIS as Distributed by MLS Grid
• 2006-09-18 Sold (Public Records) $79,900 Public Records
• 1987-08-01 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2022): $1,110 · +5.8% YoY. Source: county tax records.