146 Evans Ave · Cool Valley, MO 63121

$84,900

3 bd · 1.5 ba · 999 sqft · SingleFamily public records · 7 Days on market

Built 1965 6,534 sqft lot Est $94k · 10% under ↓ 19% since listing

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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
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Full Brick 3 bed, 1.5 bath home with partially finished basement. This is a Must See Home with updated kitchen, bathrooms, and hardwood floors. The kitchen has Oak Cabinets with wall oven, gas cooktop, pantry, and plenty of storage. Both Bathrooms have updated vanities & ceramic tile. Newer 6-panel doors are present and home is recently painted. The basement is partially finished and is ready for your creative finishing touches. The backyard is very private with fencing and a patio area for outside enjoyment. Buyers agent MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

Key facts

• Gas cooktop
• Wall oven
• Oak cabinets

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• HARDWOOD FLOORS
• OAK CABINETS
• WALL OVEN
• GAS COOKTOP

Property features AI

Finance

• Other: Living area and finished area values are estimated
• Financial info: Lease not considered

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water; Public sewer; Electricity connected (single phase); Natural gas connected
• Home design: Single family residence; House with one level
• Construction: Brick and frame construction; Architectural shingle roof
• Exterior features: Level lot

Interior

• Kitchen: Cooktop; Wall oven
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bath; One half bath (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement partially finished; Basement full; Bathrooms and patio included as building features
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 71/100 on livability (#116 in MO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, health & safety F.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 23 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 36% of the median local income ($43k/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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $93,906
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4723 N Hills Ln	0.09mi	3/2.0	965 (-3%)	0mo	$85,000	$88	88
238 Emerling Dr	0.10mi	3/2.0	1,032 (+3%)	0mo	$99,900	$97	88
242 Emerling Dr	0.11mi	3/1.0	1,037 (+4%)	1mo	$129,900	$125	85
8408 Hill Ave	0.26mi	3/2.0	1,040 (+4%)	3mo	$95,000	$91	77
120 Bernhardt Ave	0.44mi	2/2.0 (-1)	1,002 (+0%)	1mo	$74,900	$75	71
8350 Hill Ave	0.25mi	3/1.0	912 (-9%)	1mo	$94,900	$104	71
5547 Holborn Dr	0.63mi	3/1.0	1,032 (+3%)	3mo	$69,900	$68	60
5616 Parchester Dr	0.52mi	3/1.0	1,102 (+10%)	1mo	$84,900	$77	56
5150 Wallingford Dr	0.46mi	3/2.0	1,118 (+12%)	3mo	$154,900	$139	54
5520 Holborn Dr	0.68mi	2/2.0 (-1)	1,032 (+3%)	3mo	$124,000	$120	54
809 Thomas Ave	0.62mi	3/1.0	864 (-14%)	4mo	$59,900	$69	43
5614 Sanborn Dr	0.73mi	3/1.0	1,120 (+12%)	1mo	$104,999	$94	43

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.46×
• Total profit: $10,833
• Equity at exit: $12,659

10-year hold

• IRR: 22.1%
• Equity multiple: 3.10×
• Total profit: $49,945
• Equity at exit: $7,341

Cash invested: $23,772 (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 63121

• Rents YoY: 5.2%
• Active inventory: 23
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$445
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $340

Break-even live

Break-even rent $838

Max offer price $84,900

Occupancy floor 68%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	24d	1	0.27mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	4d	1	0.43mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	24d	1	0.56mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	44d	1	0.63mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	44d	1	0.64mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	44d	1	0.67mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	44d	1	0.69mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	24d	1	0.72mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	44d	1	0.78mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	24d	1	0.80mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	12d	1	0.80mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	24d	1	0.83mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	44d	1	0.84mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	44d	1	0.84mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	24d	1	0.87mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	44d	1	0.87mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	7d	1	0.89mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	0.89mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	20d	1	0.90mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	44d	1	0.92mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	24d	1	0.93mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	7d	1	1.00mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	1.00mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	1.04mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	1.06mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	7d	1	1.11mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	1.12mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	1.15mi
9316 Koenig Cir Berkeley, MO	2.0	1.0	720	$1,150	$1.60	4d	5	1.39mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	1.41mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	1.47mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $84,900 Active 7 DOM
2. 2026-06-17
   days on market $84,900 Active 6 DOM
3. 2026-06-16
   days on market $84,900 Active 5 DOM
4. 2026-06-15
   days on market $84,900 Active 4 DOM
5. 2026-06-13
   days on market $84,900 Active 2 DOM
6. 2026-06-13
   remarks 580-char remark
7. 2026-06-13
   listed $84,900 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/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 7/10 Severe FEMA zone X (unshaded) · 77% 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,223
• − Mortgage interest: −$4,756
• − Property taxes: −$1,515
• − Insurance: −$1,091
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,470
• Taxable income: $2,956
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $3,368/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 of 324 in MO

Livability — Cool Valley

• Score: 71/100
• State rank: #116
• US rank: #7242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cool Valley, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 25,008
• Household income: $42,701
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1611.0

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 (80%)
• Race & ethnicity: Black 80% White 14% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -177.84%
• Current HPI: 100.4494
• Rent YoY: ▲ 5.21%
• 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

-19.1% since first listed

5 events — show timeline

• 2026-06-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-06-10 Listed $84,900 MARIS as Distributed by MLS Grid
• 2025-11-11 Listed $104,900 MARIS as Distributed by MLS Grid
• 1998-01-29 Sold (Public Records) — Public Records
• 1985-09-24 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2022): $1,515 · +0.3% YoY. Source: county tax records.