9838 Tanbark Ln · Edmundson, MO 63134

$159,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 13 Days on market

Built 1959 6,499 sqft lot $138/sqft · 13% below area Est $160k · at est.

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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 +16.4/30.0
• ARV discount +7.8/15.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• 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 MLS

Attention all Buyers and Investors! This wonderful Home is being Offered for Sale. This is a great Opportunity! It is a 3 bedroom 1 bath Ranch Style Home in the wonderful community of Edmundson! This Home has Tenants in it currently. It is a wonderful Cash flowing property that has been a rental for 6 or more years. There is room to raise rents. The rent is currently at $850 and has some room to raise the rent. It has had some updates over the years. The AC unit is a few years old and the tub was glazes in 2017. Come check it out! This property wont last long!

Key facts

• 6,499 sq ft lot
• Parking
• Built 1959

Property features AI

Finance

• Other: Property type: Residential; Property sub-type: Single Family Residence; Living area reported as 1,008 (assessor); Lot listed with public records and approximately 0.1492 acres
• Financial info: Lease may be considered
• HOA & community: No HOA details provided

Exterior

• Parking: Covered off-street parking; 1 total parking space; 1-car carport
• Security: No security details provided
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable available and connected; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single family residence; One level
• Construction: Vinyl siding; No basement
• Exterior features: Front yard; Few trees

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Gas water heater
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $140k (11.6% below list).
• Recommended offer: $140k (11.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#353 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, commute A-, housing B+; Watch: employment C-, crime F, amenities 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); Hoech Middle (math 15% / reading 28%, grade F, #339 of 391 statewide, top 87%, 299 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 99% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 71 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 38% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $100k; list at $159k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,486 (11.6% below list)

Questions for the listing agent

1. Built in 1959 — 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 F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.88% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (median comp): $160,125
• List price: $159,000
• Delta: -0.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4423 Dabney Dr	0.15mi	3/1.0	1,152 (0%)	4mo	$109,900	$95	90
9716 Margo Ann Ln	0.19mi	3/1.5	1,111 (-4%)	1mo	$135,000	$122	82
4411 Edmundson Rd	0.22mi	3/1.0	1,104 (-4%)	1mo	$130,000	$118	82
4426 Treadway Ln	0.05mi	3/1.0	1,008 (-12%)	1mo	$114,900	$114	76
4053 Jane Ave	0.25mi	3/1.0	1,224 (+6%)	2mo	$114,900	$94	76
3678 Elsa Ave	0.60mi	3/1.0	1,170 (+2%)	1mo	$110,000	$94	68
4421 Ashby Rd	0.72mi	3/2.0	1,161 (+1%)	1mo	$184,900	$159	60
4332 Saint Leo Ln	0.57mi	3/1.0	1,068 (-7%)	2mo	$170,000	$159	59
3904 Jane Ave	0.35mi	2/1.0 (-1)	1,263 (+10%)	4mo	$114,900	$91	59
3931 Fairway Ct	0.47mi	4/1.5 (+1)	1,264 (+10%)	3mo	$249,900	$198	52
4204 Beauty Ln	0.41mi	4/1.5 (+1)	1,299 (+13%)	3mo	$140,000	$108	50
9406 Bataan Dr	0.70mi	3/1.0	1,037 (-10%)	3mo	$175,000	$169	48

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: -13.9%
• Equity multiple: 0.51×
• Total profit: $-21,910
• Equity at exit: $23,707

10-year hold

• IRR: -7.3%
• Equity multiple: 0.56×
• Total profit: $-19,431
• Equity at exit: $13,747

Cash invested: $44,520 (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: 71
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$834
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $91

Break-even live

Break-even rent $1,289

Max offer price $159,000

Occupancy floor 88%

Sensitivity live

Price	-10% $181	-5% $136	+0% $91	+5% $46	+10% $1
Rent	-10% $-20	-5% $36	+0% $91	+5% $147	+10% $202
Rate	-1.0pp $171	-0.5pp $132	base $91	+0.5pp $50	+1.0pp $8

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	19d	1	0.20mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	16d	1	0.31mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,685	$1.58	0d	1	0.32mi
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	45d	1	0.39mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	25d	1	0.46mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	45d	8	0.47mi
4616 Country Ln St Ann, MO	1.0–2.0	1.0–2.0	808	$1,479	$1.83	0d	7	0.57mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	23d	1	0.62mi
9675 Muriel Ave Unit 9709 Overland, MO	2.0	1.5	830	$1,200	$1.45	0d	1	0.62mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	5d	1	0.62mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	45d	1	0.62mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	45d	1	0.65mi
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	6d	1	0.74mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	45d	1	0.80mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	22d	1	0.94mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	25d	1	0.94mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	45d	1	0.95mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	6d	1	0.96mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	45d	1	0.98mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	45d	1	1.00mi
11276 Liana Ln Saint Ann, MO	2.0	1.0	780	$1,189	$1.52	6d	1	1.04mi
10788 Tropic Dr Saint Ann, MO	2.0	1.0	828	$1,260	$1.52	45d	1	1.06mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	45d	1	1.12mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	19d	1	1.12mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	45d	1	1.15mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	45d	1	1.15mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	23d	1	1.27mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	45d	1	1.30mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	45d	1	1.30mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	25d	1	1.37mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	45d	1	1.47mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	45d	1	1.49mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	45d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $159,000 Active 13 DOM
2. 2026-06-18
   days on market $159,000 Active 10 DOM
3. 2026-06-17
   days on market $159,000 Active 9 DOM
4. 2026-06-16
   days on market $159,000 Active 8 DOM
5. 2026-06-15
   days on market $159,000 Active 7 DOM
6. 2026-06-13
   pricedays on market $159,000 Active 5 DOM
7. 2026-06-09
   statusdays on market $165,000 Active 1 DOM
8. 2026-06-08
   days on market $165,000 Coming Soon 7 DOM
9. 2026-06-07
   days on market $165,000 Coming Soon 6 DOM
10. 2026-06-03
    days on market $165,000 Coming Soon 2 DOM
11. 2026-06-02
    pricestatusdays on marketlisting id $165,000 Coming Soon 1 DOM
12. 2026-05-06
    listed $159,000 Active
13. 2026-04-24
    historical
14. 2025-03-27
    historical $1,400
15. 2025-03-20
    listed $1,400
16. 2022-07-18
    soldstatus $100,000
17. 2022-07-13
    soldstatus Closed 578-char remark

    Show marketing remark (578 chars)

    Attention all Buyers and Investors! This wonderful Home is being Offered for Sale. This is a great Opportunity! It is a 3 bedroom 1 bath Ranch Style Home in the wonderful community of Edmundson! This Home has Tenants in it currently. It is a wonderful Cash flowing property that has been a rental for 6 or more years. There is room to raise rents. The rent is currently at $850 and has some room to raise the rent. It has had some updates over the years. The AC unit is a few years old and the tub was glazes in 2017. Come check it out! This property wont last long!

18. 2022-06-10
    status Pending 578-char remark

    Show marketing remark (578 chars)

    Attention all Buyers and Investors! This wonderful Home is being Offered for Sale. This is a great Opportunity! It is a 3 bedroom 1 bath Ranch Style Home in the wonderful community of Edmundson! This Home has Tenants in it currently. It is a wonderful Cash flowing property that has been a rental for 6 or more years. There is room to raise rents. The rent is currently at $850 and has some room to raise the rent. It has had some updates over the years. The AC unit is a few years old and the tub was glazes in 2017. Come check it out! This property wont last long!

19. 2022-06-08
    listed $105,000 Active 578-char remark

    Show marketing remark (578 chars)

    Attention all Buyers and Investors! This wonderful Home is being Offered for Sale. This is a great Opportunity! It is a 3 bedroom 1 bath Ranch Style Home in the wonderful community of Edmundson! This Home has Tenants in it currently. It is a wonderful Cash flowing property that has been a rental for 6 or more years. There is room to raise rents. The rent is currently at $850 and has some room to raise the rent. It has had some updates over the years. The AC unit is a few years old and the tub was glazes in 2017. Come check it out! This property wont last long!

20. 2022-06-04
    historical $105,000 578-char remark

    Show marketing remark (578 chars)

    Attention all Buyers and Investors! This wonderful Home is being Offered for Sale. This is a great Opportunity! It is a 3 bedroom 1 bath Ranch Style Home in the wonderful community of Edmundson! This Home has Tenants in it currently. It is a wonderful Cash flowing property that has been a rental for 6 or more years. There is room to raise rents. The rent is currently at $850 and has some room to raise the rent. It has had some updates over the years. The AC unit is a few years old and the tub was glazes in 2017. Come check it out! This property wont last long!

21. 2007-06-27
    soldstatus $95,000
22. 2006-08-29
    soldstatus $54,000

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $1,542 · $129/mo
• Expected delta: +$122/yr (+$10/mo · 8.6%)

ⓘ 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: $16,858
• − Mortgage interest: −$8,906
• − Property taxes: −$1,421
• − Insurance: −$795
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,625
• Taxable loss: −$1,587
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $1,478/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 — Edmundson

• Score: 63/100
• State rank: #353
• US rank: #15711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edmundson, 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

+194.4% since first listed

15 events — show timeline

• 2026-06-12 Price Changed $159,000 MARIS as Distributed by MLS Grid
• 2026-06-09 Listed $165,000 MARIS as Distributed by MLS Grid
• 2026-06-01 Coming Soon $165,000 MARIS as Distributed by MLS Grid
• 2026-05-14 Price Changed $165,000 MARIS as Distributed by MLS Grid
• 2026-05-06 Listed $159,000 MARIS as Distributed by MLS Grid
• 2026-04-24 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-03-27 Rental Removed $1,400 MARIS
• 2025-03-20 Listed for Rent $1,400 MARIS
• 2022-07-18 Sold (Public Records) $100,000 Public Records
• 2022-07-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-06-10 Pending — MARIS as Distributed by MLS Grid
• 2022-06-08 Listed $105,000 MARIS as Distributed by MLS Grid
• 2022-06-04 Coming Soon $105,000 MARIS as Distributed by MLS Grid
• 2007-06-27 Sold (Public Records) $95,000 Public Records
• 2006-08-29 Sold (Public Records) $54,000 Public Records

Property tax history

+1.0%/yr

Latest (2022): $1,421 · +0.1% YoY. Source: county tax records.