2703 Aberdeen Dr · Old Jamestown, MO 63033

$189,900

4 bd · 2.5 ba · 1,386 sqft · SingleFamily public records · 84 Days on market

Built 1965 0.33 ac lot $137/sqft · 12% below area Est $215k · 12% under $2/mo HOA

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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 +17.9/30.0
• ARV discount +12.7/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +5.1/10.0
• Rent growth +4.4/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Well-maintained 3-bedroom, 2.5-bath home located in a quiet Florissant neighborhood. This solid brick home offers over 1,300 square feet of main-level living space plus a full finished basement, providing additional room for entertaining, storage, or extended living. The functional layout, large lot, and strong rental potential make this property ideal for both homeowners and investors. Conveniently located near shopping, schools, and major highways, this home offers both comfort and accessibility. Key Features 3 spacious bedrooms 2.5 bathrooms Full finished basement with additional living space Approximately 1,386 square feet (main level) Large 0.33-acre lot Forced air heating Solid construction (built 1965) Off-street parking / driveway Located in an established neighborhood Location Highlights Easy access to Lindbergh Blvd and I-270 Close to shopping, restaurants, and everyday amenities Ferguson-Florissant School District

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• 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.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $136k; 40% 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 $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.01% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 8.2

CMA / ARV

• ARV (median comp): $214,872
• List price: $189,900
• Delta: -11.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Cameo Ct	0.49mi	3/2.5 (-1)	1,405 (+1%)	0mo	$150,000	$107	69
2560 Woodsage Dr	0.54mi	3/3.0 (-1)	1,390 (+0%)	1mo	$220,000	$158	67
2940 Dover Dr	0.66mi	3/2.0 (-1)	1,402 (+1%)	1mo	$210,000	$150	60
14741 Mondoubleau Ln	0.40mi	3/2.0 (-1)	1,491 (+8%)	2mo	$239,000	$160	60
2945 Dover Dr	0.69mi	4/2.0	1,470 (+6%)	2mo	$185,400	$126	54
2910 Wellington Dr	0.62mi	4/2.0	1,517 (+10%)	1mo	$159,900	$105	52
4028 Les Cherbourg Ln	0.44mi	3/2.0 (-1)	1,537 (+11%)	4mo	$250,000	$163	51
3914 Birkemeier Dr	0.66mi	3/2.0 (-1)	1,315 (-5%)	6mo	$222,000	$169	48
7 Darwin Ct	0.63mi	4/2.0	1,560 (+13%)	0mo	$200,000	$128	47
9 Darwin Ct	0.62mi	3/3.0 (-1)	1,540 (+11%)	4mo	$235,000	$153	42
15523 95th Ave	0.65mi	3/2.5 (-1)	1,588 (+15%)	1mo	$260,000	$164	40
15550 Fox Plains Dr	0.63mi	3/2.0 (-1)	1,178 (-15%)	1mo	$249,000	$211	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 3.31×
• Total profit: $122,888
• Equity at exit: $171,077

10-year hold

• IRR: 26.4%
• Equity multiple: 8.07×
• Total profit: $376,069
• Equity at exit: $368,934

Cash invested: $53,172 (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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 218
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$996
• Tax from tax record: −$280 /mo · $3,360/yr
• Insurance: −$79
• HOA: −$2
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $162

Break-even live

Break-even rent $1,718

Max offer price $189,900

Occupancy floor 87%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,250	$1.53	1d	12	0.42mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	43d	1	0.70mi
15686 93rd Ave Florissant, MO	3.0	2.0	1370	$1,948	$1.42	12d	1	0.80mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	3d	1	0.92mi
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	43d	1	0.93mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	14d	1	1.04mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	14d	1	1.10mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	1.12mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	1.13mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	43d	1	1.14mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	43d	1	1.14mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	43d	1	1.19mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	43d	1	1.31mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	7d	1	1.34mi
979 Dawnview Dr Florissant, MO	5.0	2.0	1574	$1,841	$1.17	43d	1	1.37mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	1.44mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	1d	1	1.47mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	17d	1	1.49mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 21 events

1. 2026-06-18
   days on market $189,900 Active 84 DOM
2. 2026-06-17
   days on market $189,900 Active 83 DOM
3. 2026-06-16
   days on market $189,900 Active 82 DOM
4. 2026-06-15
   days on market $189,900 Active 81 DOM
5. 2026-06-13
   days on market $189,900 Active 79 DOM
6. 2026-06-13
   days on market $189,900 Active 78 DOM
7. 2026-06-09
   days on market $189,900 Active 75 DOM
8. 2026-06-08
   days on market $189,900 Active 74 DOM
9. 2026-06-07
   days on market $189,900 Active 73 DOM
10. 2026-06-05
    days on market $189,900 Active 70 DOM
11. 2026-06-03
    days on market $189,900 Active 69 DOM
12. 2026-06-02
    days on market $189,900 Active 68 DOM
13. 2026-06-01
    days on market $189,900 Active 67 DOM
14. 2026-05-31
    days on market $189,900 Active 66 DOM
15. 2026-04-06
    price $189,900 940-char remark

    Show marketing remark (940 chars)

    Well-maintained 3-bedroom, 2.5-bath home located in a quiet Florissant neighborhood. This solid brick home offers over 1,300 square feet of main-level living space plus a full finished basement, providing additional room for entertaining, storage, or extended living. The functional layout, large lot, and strong rental potential make this property ideal for both homeowners and investors. Conveniently located near shopping, schools, and major highways, this home offers both comfort and accessibility. Key Features 3 spacious bedrooms 2.5 bathrooms Full finished basement with additional living space Approximately 1,386 square feet (main level) Large 0.33-acre lot Forced air heating Solid construction (built 1965) Off-street parking / driveway Located in an established neighborhood Location Highlights Easy access to Lindbergh Blvd and I-270 Close to shopping, restaurants, and everyday amenities Ferguson-Florissant School District

16. 2026-03-26
    listed $199,900 Active 940-char remark

    Show marketing remark (940 chars)

    Well-maintained 3-bedroom, 2.5-bath home located in a quiet Florissant neighborhood. This solid brick home offers over 1,300 square feet of main-level living space plus a full finished basement, providing additional room for entertaining, storage, or extended living. The functional layout, large lot, and strong rental potential make this property ideal for both homeowners and investors. Conveniently located near shopping, schools, and major highways, this home offers both comfort and accessibility. Key Features 3 spacious bedrooms 2.5 bathrooms Full finished basement with additional living space Approximately 1,386 square feet (main level) Large 0.33-acre lot Forced air heating Solid construction (built 1965) Off-street parking / driveway Located in an established neighborhood Location Highlights Easy access to Lindbergh Blvd and I-270 Close to shopping, restaurants, and everyday amenities Ferguson-Florissant School District

17. 2013-11-21
    soldstatus $136,000
18. 2013-11-14
    soldstatus 673-char remark

    Show marketing remark (673 chars)

    Outstanding home on an oversized corner lot with RENOVATIONS GALORE. This brick home with oversized side entry garage has an OPEN FLOOR PLAN, boasts an updated kitchen with crown molding, stainless steel appliances,hardwood and ceramic flooring and a master bedroom suite. Also just a few of the many updates are FURNACE,A/C,ROOF,GUTTERS, SIDING,INSULATED WINDOWS,ELECTRICAL AND MUCH MORE. The REC AREA in the lower level has a theater area, pool table and custom bar sitting to watch the big games. Enjoy paradise when you walk out to the covered patio overlooking a gleaming inground pool and SPA. Truly a pleasure to show and to have many wonderful family gatherings.

19. 2013-09-06
    listed $139,000 673-char remark

    Show marketing remark (673 chars)

    Outstanding home on an oversized corner lot with RENOVATIONS GALORE. This brick home with oversized side entry garage has an OPEN FLOOR PLAN, boasts an updated kitchen with crown molding, stainless steel appliances,hardwood and ceramic flooring and a master bedroom suite. Also just a few of the many updates are FURNACE,A/C,ROOF,GUTTERS, SIDING,INSULATED WINDOWS,ELECTRICAL AND MUCH MORE. The REC AREA in the lower level has a theater area, pool table and custom bar sitting to watch the big games. Enjoy paradise when you walk out to the covered patio overlooking a gleaming inground pool and SPA. Truly a pleasure to show and to have many wonderful family gatherings.

20. 2001-04-25
    soldstatus $92,000
21. 1965-09-02
    soldstatus

ⓘ 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: $3,360 · $280/mo
• Projected year-2 tax: $3,360 · $280/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: $23,066
• − Mortgage interest: −$10,637
• − Property taxes: −$3,360
• − Insurance: −$950
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$24
• − Depreciation: −$5,524
• Taxable loss: −$1,120
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $2,207/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 — 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): 43,056
• Household income: $66,776
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1429.0

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 (71%)
• Race & ethnicity: Black 71% White 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 13.78%
• Current HPI: 570.6
• Rent YoY: ▲ 7.51%
• 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

+106.4% since first listed

7 events — show timeline

• 2026-04-06 Price Changed $189,900 MARIS as Distributed by MLS Grid
• 2026-03-26 Listed $199,900 MARIS as Distributed by MLS Grid
• 2013-11-21 Sold (Public Records) $136,000 Public Records
• 2013-11-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-09-06 Listed $139,000 MARIS as Distributed by MLS Grid
• 2001-04-25 Sold (Public Records) $92,000 Public Records
• 1965-09-02 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2022): $3,360 · +5.1% YoY. Source: county tax records.