9205 Harold Dr · Woodson Terrace, MO 63134

$125,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 19 Days on market

Built 1954 6,534 sqft lot Est $139k · 10% 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 +23.7/30.0
• ARV discount +11.9/15.0
• DSCR +7.6/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing 9205 Harold Drive, a renovated 3-bedroom, 1-bath ranch in the desirable mid-county area offering both immediate income potential and future flexibility. Currently leased to a Section 8 tenant at $1,421/month—with 100% of the rent covered—this property delivers reliable cash flow. With the lease ending soon, buyers have the unique opportunity to either continue as an investment or occupy the home themselves. The property has been updated with major improvements including a new roof, HVAC, plumbing, and more, providing peace of mind and reduced maintenance. Inside, the functional ranch layout supports everyday living, while its location in the Ritenour School District

Key facts

• Plumbing
• Hvac
• Mid-county location

Tags

• RENOVATED RANCH
• NEW ROOF
• HVAC
• PLUMBING
• RITENOUR SCHOOL DISTRICT
• MID-COUNTY LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#269 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities F, health & safety F.
• Ritenour (suburban): math 13% / reading 27% proficiency, ranked #304 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kratz Elem. (math 9% / reading 25%, grade F, #967 of 1,115 statewide, top 88%, 538 students, 99% FRL); Ritenour Sr. High (math 9% / reading 36%, grade F, #455 of 521 statewide, top 88%, 1,873 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 70 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 35% of the median local income ($45k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $125k implies a 128% 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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 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?
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: 1.06% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $138,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9225 Corregidor Ave	0.10mi	3/1.0	912 (0%)	3mo	$159,900	$175	93
9121 Guthrie Ave	0.27mi	2/1.0 (-1)	888 (-3%)	4mo	$135,000	$152	75
4410 Saint William Ct	0.39mi	3/1.0	936 (+3%)	4mo	$130,000	$139	74
9201 Guthrie Ave	0.25mi	2/1.0 (-1)	864 (-5%)	4mo	$69,900	$81	72
9448 Harold Dr	0.40mi	2/1.0 (-1)	864 (-5%)	2mo	$120,000	$139	66
8835 Kathlyn Dr	0.50mi	3/1.0	962 (+6%)	4mo	$159,900	$166	64
9429 Burdella Ave	0.50mi	2/1.0 (-1)	939 (+3%)	4mo	$125,000	$133	64
25 Jonell Ct	0.49mi	2/1.0 (-1)	864 (-5%)	2mo	$155,000	$179	62
9406 Bataan Dr	0.30mi	3/1.0	1,037 (+14%)	3mo	$175,000	$169	61
9255 Leith Ave	0.53mi	2/1.0 (-1)	864 (-5%)	3mo	$140,000	$162	59
4446 Eminence Ave	0.53mi	3/1.5	975 (+7%)	4mo	$100,000	$103	59
3630 Brown Rd Rear	0.51mi	2/1.0 (-1)	816 (-10%)	2mo	$44,900	$55	52

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-6,962
• Equity at exit: $18,638

10-year hold

• IRR: 2.6%
• Equity multiple: 1.17×
• Total profit: $6,085
• Equity at exit: $10,808

Cash invested: $35,000 (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 63134

• Rents YoY: 1.6%
• Active inventory: 70
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$656
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $238

Break-even live

Break-even rent $1,021

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	44d	1	0.04mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	44d	1	0.40mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	44d	1	0.52mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	4d	1	0.54mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	44d	1	0.55mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.57mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	44d	1	0.57mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	44d	1	0.73mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	3d	1	0.73mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	24d	1	0.77mi
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,235	$1.88	10d	1	0.93mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	24d	1	0.94mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	22d	1	1.09mi
9316 Koenig Cir Berkeley, MO	2.0	1.0	720	$1,150	$1.60	4d	5	1.10mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	24d	1	1.11mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	44d	1	1.11mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	15d	1	1.11mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	44d	1	1.12mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	18d	1	1.14mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	24d	1	1.17mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	24d	1	1.18mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	44d	1	1.24mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	44d	1	1.28mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	1.38mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	44d	8	1.40mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	24d	1	1.42mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	20d	1	1.42mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	44d	1	1.45mi
4616 Country Ln St Ann, MO	2.0	1.0–2.0	758	$1,505	$1.99	2d	9	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $125,000 Active 19 DOM
2. 2026-06-17
   days on market $125,000 Active 18 DOM
3. 2026-06-16
   days on market $125,000 Active 17 DOM
4. 2026-06-15
   days on market $125,000 Active 16 DOM
5. 2026-06-13
   days on market $125,000 Active 14 DOM
6. 2026-06-09
   days on market $125,000 Active 10 DOM
7. 2026-06-08
   days on market $125,000 Active 9 DOM
8. 2026-06-08
   status $125,000 Active 8 DOM
9. 2026-04-27
   status Pending
10. 2026-04-19
    listed $125,000 Active
11. 2015-10-06
    soldstatus $54,750
12. 2015-03-20
    soldstatus $45,500
13. 2015-03-09
    soldstatus $34,500
14. 2015-02-02
    soldstatus $24,000
15. 2015-01-26
    soldstatus $20,000

ⓘ 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: $1,186 · $99/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$27/yr (+$2/mo · 2.3%)

ⓘ 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 4/10 Moderate 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,858
• − Mortgage interest: −$7,002
• − Property taxes: −$1,186
• − Insurance: −$625
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,636
• Taxable income: $872
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,642/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: Ritenour
• NCES district ID: 2926640
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $41,410
• Composite: 17.04/100
• National rank: #9125
• State rank: #304 of 324 in MO

Livability — Woodson Terrace

• Score: 65/100
• State rank: #269
• US rank: #12635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodson Terrace, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 13,059
• Household income: $44,680
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 655.0

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 (66%)
• Race & ethnicity: Black 66% White 17% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11%

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: ▼ -164.02%
• Current HPI: 226.9524
• Rent YoY: ▲ 1.61%
• 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

+525.0% since first listed

7 events — show timeline

• 2026-04-27 Pending — MARIS as Distributed by MLS Grid
• 2026-04-19 Listed $125,000 MARIS as Distributed by MLS Grid
• 2015-10-06 Sold (Public Records) $54,750 Public Records
• 2015-03-20 Sold (Public Records) $45,500 Public Records
• 2015-03-09 Sold (Public Records) $34,500 Public Records
• 2015-02-02 Sold (Public Records) $24,000 Public Records
• 2015-01-26 Sold (Public Records) $20,000 Public Records

Property tax history

-0.3%/yr

Latest (2022): $1,186 · +0.1% YoY. Source: county tax records.