1684 Kew Gardens Dr · Old Jamestown, MO 63031

$160,000

4 bd · 2.0 ba · 1,591 sqft · SingleFamily public records · 1 Days on market

Built 1967 9,178 sqft lot Est $221k · 28% under $13/mo HOA · 1% 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to a beautifully maintained and up to date 4 Bedroom home in a prime family friendly neighborhood. Open and bright floor plan with gleaming hardwood floors throughout the Living area and halls only carpet at rooms. Family room opens to a large porch that overlooks the fenced level back yard, perfect for entertaining! The 1st floor boast a wonderful family room with a cozy brick fireplace, perfect for these cold winter nights. Updated kitchen, baths, windows. This is the one that you have been searching for

Key facts

• Full basement
• 9,178 sq ft lot
• Garage

Tags

• FULL BASEMENT
• WELL KEPT NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Member of Wedgwood Green HOA; annual fee of $150 that covers grounds maintenance

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, sewer and water connected
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior
• Exterior features: Front yard and back yard; Level lot

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fireplace (1); Basement is unfinished with a sump pump and roughed-in bathroom

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.6% vs local median 5.2% 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: Brown Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 335 students, 65% FRL); North Middle (math 16% / reading 28%, grade F, #332 of 391 statewide, top 86%, 674 students, 55% 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: Rents rising fast (+4.3%/yr); 273 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 36% of the median local income ($71k/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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $135k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $160,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.34% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.22%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $221,149
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1710 Kilmory Dr	0.10mi	3/2.0 (-1)	1,674 (+5%)	4mo	$189,900	$113	79
1638 Matlock Dr	0.12mi	3/2.0 (-1)	1,654 (+4%)	6mo	$229,900	$139	78
1304 Kew Gardens Dr	0.26mi	3/2.0 (-1)	1,700 (+7%)	3mo	$229,900	$135	69
1599 Spangler Dr	0.35mi	3/2.5 (-1)	1,653 (+4%)	1mo	$224,900	$136	69
1283 Kew Gardens Dr	0.29mi	3/2.5 (-1)	1,494 (-6%)	3mo	$225,000	$151	66
1703 Boardwalk Ave	0.21mi	3/2.0 (-1)	1,416 (-11%)	3mo	$195,000	$138	65
3645 Woodman Dr	0.54mi	3/2.5 (-1)	1,676 (+5%)	5mo	$285,000	$170	55
3463 Norberg Dr	0.32mi	3/2.0 (-1)	1,767 (+11%)	9mo	$249,900	$141	54
1188 Boardwalk Ave	0.49mi	3/2.0 (-1)	1,375 (-14%)	5mo	$185,000	$135	45
16787 River Stone Dr	0.73mi	3/2.0 (-1)	1,745 (+10%)	1mo	$369,000	$211	44
3823 Salvation Rd	0.72mi	3/2.0 (-1)	1,416 (-11%)	1mo	$275,000	$194	42
871 Liberty Village Dr	0.75mi	3/2.0 (-1)	1,815 (+14%)	6mo	$199,900	$110	32

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $13,084
• Equity at exit: $23,857

10-year hold

• IRR: 17.8%
• Equity multiple: 2.56×
• Total profit: $69,831
• Equity at exit: $13,834

Cash invested: $44,800 (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 63031

• Rents YoY: 4.3%
• Active inventory: 273
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$839
• Tax from tax record: −$202 /mo · $2,429/yr
• Insurance: −$67
• HOA: −$13
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $568

Break-even live

Break-even rent $1,419

Max offer price $160,000

Occupancy floor 68%

Sensitivity live

Price	-10% $659	-5% $614	+0% $568	+5% $523	+10% $478
Rent	-10% $399	-5% $484	+0% $568	+5% $653	+10% $737
Rate	-1.0pp $649	-0.5pp $609	base $568	+0.5pp $527	+1.0pp $485

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3145 Matlock Dr Florissant, MO	4.0	2.0	1796	$2,200	$1.22	0d	1	0.03mi
3710 Woodman Dr Florissant, MO	4.0	1.5	1802	$2,046	$1.14	0d	1	0.60mi
979 Dawnview Dr Florissant, MO	5.0	2.0	1574	$1,841	$1.17	46d	1	0.81mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	17d	1	1.16mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	5d	1	1.21mi
560 Bardot Dr Florissant, MO	3.0	2.0	1976	$1,875	$0.95	1d	1	1.37mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	6d	1	1.42mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	46d	1	1.43mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	10d	1	1.47mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-04-28
   listed $160,000 Active
3. 2017-07-06
   soldstatus $135,000
4. 2017-07-05
   soldstatus Closed 524-char remark

   Show marketing remark (524 chars)

   Welcome home to a beautifully maintained and up to date 4 Bedroom home in a prime family friendly neighborhood. Open and bright floor plan with gleaming hardwood floors throughout the Living area and halls only carpet at rooms. Family room opens to a large porch that overlooks the fenced level back yard, perfect for entertaining! The 1st floor boast a wonderful family room with a cozy brick fireplace, perfect for these cold winter nights. Updated kitchen, baths, windows. This is the one that you have been searching for

5. 2017-05-21
   status Pending 524-char remark

   Show marketing remark (524 chars)

   Welcome home to a beautifully maintained and up to date 4 Bedroom home in a prime family friendly neighborhood. Open and bright floor plan with gleaming hardwood floors throughout the Living area and halls only carpet at rooms. Family room opens to a large porch that overlooks the fenced level back yard, perfect for entertaining! The 1st floor boast a wonderful family room with a cozy brick fireplace, perfect for these cold winter nights. Updated kitchen, baths, windows. This is the one that you have been searching for

6. 2017-03-01
   listed $138,500 Active 524-char remark

   Show marketing remark (524 chars)

   Welcome home to a beautifully maintained and up to date 4 Bedroom home in a prime family friendly neighborhood. Open and bright floor plan with gleaming hardwood floors throughout the Living area and halls only carpet at rooms. Family room opens to a large porch that overlooks the fenced level back yard, perfect for entertaining! The 1st floor boast a wonderful family room with a cozy brick fireplace, perfect for these cold winter nights. Updated kitchen, baths, windows. This is the one that you have been searching for

7. 2005-04-13
   soldstatus $138,500
8. 2000-12-04
   soldstatus $100,500

ⓘ 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: $2,429 · $202/mo
• Projected year-2 tax: $2,429 · $202/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: $25,664
• − Mortgage interest: −$8,962
• − Property taxes: −$2,429
• − Insurance: −$800
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$156
• − Depreciation: −$4,655
• Taxable income: $4,556
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $5,727/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

• County: Saint Louis County · 888,823 people
• City population: 19,557
• Metro: St. Louis, MO-IL
• Population (ZIP): 50,196
• Household income: $70,811
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1279.0

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 0.58)
• Race & ethnicity: White 49% Black 41% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 3% Swedish 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 2% Arabic 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: ▼ -223.57%
• Current HPI: 202.7192
• Rent YoY: ▲ 4.27%
• 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

+59.2% since first listed

8 events — show timeline

• 2026-04-29 Pending — MARIS as Distributed by MLS Grid
• 2026-04-28 Listed $160,000 MARIS as Distributed by MLS Grid
• 2017-07-06 Sold (Public Records) $135,000 Public Records
• 2017-07-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-05-21 Pending — MARIS as Distributed by MLS Grid
• 2017-03-01 Listed $138,500 MARIS as Distributed by MLS Grid
• 2005-04-13 Sold (Public Records) $138,500 Public Records
• 2000-12-04 Sold (Public Records) $100,500 Public Records

Property tax history

+2.0%/yr

Latest (2022): $2,429 · +1.5% YoY. Source: county tax records.