1213 Noah Dr · Imperial, MO 63052

$239,900

16 bd · None ba · 2,684 sqft · Other public records · 62 Days on market

Built 1975 10,018 sqft lot $89/sqft · 24% below area Est $315k · 24% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey 4-family investment opportunity in Imperial, MO! Located at 1213 Noah Dr, this well-maintained property features four 1-bedroom, 1-bath units, offering a simple and efficient layout that consistently attracts long-term tenants. This is a low-maintenance asset with strong occupancy history, making it an ideal addition for both new and seasoned investors. The property has recently undergone major exterior upgrades, including a new roof, gutters, and siding—significantly reducing near-term capital expenditures. Current rents range from $550–$685, providing immediate cash flow with clear upside potential. Investors have the opportunity to increase rents to market rates, boosting overall returns and long-term value. Situated in a stable rental market with steady demand, this property offers dependable income and ease of management in a growing area just outside the St. Louis metro. Don’t miss this chance to acquire a solid, income-producing property with built-in upside.

Key facts

• New siding
• New gutters
• New roof

Tags

• WELL MAINTAINED PROPERTY
• MAJOR EXTERIOR UPGRADES
• NEW ROOF
• NEW GUTTERS
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 16-bed/?-bath other listed at $240k.

Deal economics

• At list price, monthly cash flow is $118 ($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 $202k (16.0% below list).
• Recommended offer: $202k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.8% in Imperial — 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 62/100 on livability (#389 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Windsor C-1 (suburban): math 30% / reading 44% proficiency, ranked #154 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Windsor Intermediate (math 32% / reading 43%, grade F, #607 of 1,115 statewide, top 55%, 617 students, 37% FRL); Windsor Middle (math 29% / reading 40%, grade F, #243 of 391 statewide, top 65%, 659 students, 35% FRL); Windsor High (math 26% / reading 55%, grade F, #240 of 521 statewide, top 46%, 908 students, 29% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 127 active listings in the ZIP; solid renter incomes; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,599 (16.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.84% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (median comp): $314,755
• List price: $239,900
• Delta: -23.78%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-31,468
• Equity at exit: $35,770

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-18,092
• Equity at exit: $20,742

Cash invested: $67,172 (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 63052

• Active inventory: 127
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $118

Break-even live

Break-even rent $1,867

Max offer price $239,900

Occupancy floor 89%

Sensitivity live

Price	-10% $253	-5% $185	+0% $118	+5% $50	+10% $-18
Rent	-10% $-42	-5% $38	+0% $118	+5% $197	+10% $277
Rate	-1.0pp $238	-0.5pp $179	base $118	+0.5pp $55	+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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-17
   days on market $239,900 Active 62 DOM
2. 2026-06-16
   days on market $239,900 Active 61 DOM
3. 2026-06-15
   days on market $239,900 Active 60 DOM
4. 2026-06-13
   days on market $239,900 Active 58 DOM
5. 2026-06-13
   days on market $239,900 Active 57 DOM
6. 2026-06-09
   days on market $239,900 Active 54 DOM
7. 2026-06-08
   days on market $239,900 Active 53 DOM
8. 2026-06-07
   days on market $239,900 Active 52 DOM
9. 2026-06-03
   days on market $239,900 Active 48 DOM
10. 2026-06-02
    days on market $239,900 Active 47 DOM
11. 2026-06-01
    days on market $239,900 Active 46 DOM
12. 2026-05-31
    days on market $239,900 Active 45 DOM
13. 2026-04-16
    listed $239,900 Active 1007-char remark

    Show marketing remark (1007 chars)

    Turnkey 4-family investment opportunity in Imperial, MO! Located at 1213 Noah Dr, this well-maintained property features four 1-bedroom, 1-bath units, offering a simple and efficient layout that consistently attracts long-term tenants. This is a low-maintenance asset with strong occupancy history, making it an ideal addition for both new and seasoned investors. The property has recently undergone major exterior upgrades, including a new roof, gutters, and siding—significantly reducing near-term capital expenditures. Current rents range from $550–$685, providing immediate cash flow with clear upside potential. Investors have the opportunity to increase rents to market rates, boosting overall returns and long-term value. Situated in a stable rental market with steady demand, this property offers dependable income and ease of management in a growing area just outside the St. Louis metro. Don’t miss this chance to acquire a solid, income-producing property with built-in upside.

14. 2025-05-22
    price $240,000
15. 2025-04-25
    status Active
16. 2025-04-19
    status Pending
17. 2025-01-24
    listed $250,000 Active
18. 2019-10-29
    price $199,900
19. 2017-07-07
    soldstatus Closed
20. 2017-05-18
    historical Contingent (No Kickout)
21. 2017-02-14
    listed $150,000 Active

ⓘ 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: $1,404 · $117/mo
• Projected year-2 tax: $2,327 · $194/mo
• Expected delta: +$923/yr (+$77/mo · 65.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,192
• − Mortgage interest: −$13,438
• − Property taxes: −$1,404
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$6,979
• Taxable loss: −$2,700
• Est. tax savings @ 24.0%: +$648
• After-tax cash flow: $2,059/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: Windsor C-1
• NCES district ID: 2932100
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $66,123
• Composite: 33.5/100
• National rank: #5442
• State rank: #154 of 324 in MO

Livability — Imperial

• Score: 62/100
• State rank: #389
• US rank: #16900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 108,544 people
• City population: 28,712
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,712
• Household income: $92,922
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 333.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 5% Romanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.31%
• Current HPI: 196.6159
• Rent YoY: —
• 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

+59.9% since first listed

9 events — show timeline

• 2026-04-16 Listed $239,900 MARIS as Distributed by MLS Grid
• 2025-05-22 Price Changed $240,000 MARIS as Distributed by MLS Grid
• 2025-04-25 Relisted — MARIS as Distributed by MLS Grid
• 2025-04-19 Pending — MARIS as Distributed by MLS Grid
• 2025-01-24 Listed $250,000 MARIS as Distributed by MLS Grid
• 2019-10-29 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2017-07-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-05-18 Contingent — MARIS as Distributed by MLS Grid
• 2017-02-14 Listed $150,000 MARIS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $1,404 · +10.6% YoY. Source: county tax records.