808 Dumont Pl Unit E · Lemay, MO 63125

$65,000

1 bd · 1.0 ba · 665 sqft · Condo · 22 Days on market

Built 1968 Good condition $315/mo HOA · 34% of rent ↓ 6% since listing

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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 +10.2/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated condo for sale in the beautifully maintained Parc Lorraine community, featuring a private covered composite balcony, abundant storage, and a spacious open-concept layout designed for modern living. This move-in ready home offers oversized closets, updated electrical, a brand new roof, and a bright living and dining area perfect for relaxing or entertaining. Enjoy seamless indoor-outdoor living with balcony access from both the bedroom and kitchen, filling the spaces with natural light and fresh air. The updated kitchen features a convenient breakfast bar, ample cabinet storage, and generous counter space ideal for everyday living and hosting guests. Additional highlights

Key facts

• $315 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: In-ground outdoor pool available in the community
• HOA & community: HOA: Parc Lorraine; Monthly HOA fee; Community clubhouse; Community pool; HOA covers clubhouse, grounds maintenance, parking/road maintenance, pool, sewer, snow removal, trash, and water

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Residential condominium; One level
• Construction: Brick construction
• Exterior features: Composite covered porch/patio; Panel doors; Level lot

Interior

• Kitchen: Electric oven and range; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard heating (electric); Wall/window air conditioner(s)
• Interior features: Dishwasher; Disposal; Electric oven; Electric range; Refrigerator; Carpet flooring; Ceramic tile flooring; Wall/window air conditioning unit(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-37 ($-448/yr) — negative.
• To cash-flow at today's rent, offer at most $60k (8.3% below list).
• Meets the 1% rule at list price ($920 rent vs $65k).
• Recommended offer: $60k (8.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#213 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime F.
• Mehlville R-IX (suburban): math 31% / reading 48% proficiency, ranked #126 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forder Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 363 students, 52% FRL); Mehlville High School (math 26% / reading 54%, grade F, #243 of 521 statewide, top 47%, 1,440 students, 43% FRL) — zoned schools average 47% FRL vs 22% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 146 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 is only 18% of the median local income ($62k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• 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 $59,603 (8.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.9%
• Equity multiple: 0.30×
• Total profit: $-12,701
• Equity at exit: $9,692

10-year hold

• IRR: -12.1%
• Equity multiple: 0.27×
• Total profit: $-13,276
• Equity at exit: $5,620

Cash invested: $18,200 (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 63125

• Active inventory: 146
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $920 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$315
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $-37

Break-even live

Break-even rent $967

Max offer price $59,603

Occupancy floor 99%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 Kingston Dr St. Louis, MO	2.0	1.0	522	$999	$1.91	1d	4	0.80mi
9982 S Broadway Unit 4R St. Louis, MO	—	1.0	500	$675	$1.35	43d	1	0.82mi
9982 S Broadway Unit 5R St. Louis, MO	—	1.0	500	$650	$1.30	23d	1	0.82mi
9982 S Broadway Unit 3L St. Louis, MO	—	1.0	500	$650	$1.30	16d	1	0.82mi
9982 S Broadway Unit 2R St. Louis, MO	—	1.0	500	$685	$1.37	43d	1	0.82mi
315 Sigsbee Ave Saint Louis, MO	2.0	1.0	700	$850	$1.21	21d	1	0.93mi
1908 Via Veneto Dr St. Louis, MO	1.0–2.0	1.0	800	$929	$1.16	2d	3	1.15mi
2819 Lemay Ferry Rd Unit B St. Louis, MO	1.0	1.0	650	$950	$1.46	17d	1	1.32mi
2819 Lemay Ferry Rd Apt E St. Louis, MO	1.0	1.0	700	$925	$1.32	17d	1	1.32mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-19
   price $65,000 Active 22 DOM
2. 2026-06-18
   days on market $69,900 Active 22 DOM
3. 2026-06-17
   days on market $69,900 Active 21 DOM
4. 2026-06-16
   days on market $69,900 Active 20 DOM
5. 2026-06-15
   days on market $69,900 Active 19 DOM
6. 2026-06-13
   days on market $69,900 Active 17 DOM
7. 2026-06-09
   days on market $69,900 Active 13 DOM
8. 2026-06-08
   days on market $69,900 Active 12 DOM
9. 2026-06-07
   days on market $69,900 Active 11 DOM
10. 2026-06-03
    days on market $69,900 Active 7 DOM
11. 2026-06-02
    days on market $69,900 Active 6 DOM
12. 2026-06-01
    days on market $69,900 Active 5 DOM
13. 2026-05-31
    days on market $69,900 Active 4 DOM
14. 2026-05-28
    listed $69,900 Active
15. 2026-05-28
    historical $69,900
16. 2025-07-18
    price $69,900
17. 2025-06-03
    listed $74,500 Active
18. 2025-05-30
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,042
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$883
• − Management: −$883
• − HOA: −$3,780
• − Depreciation: −$1,891
• Taxable loss: −$1,337
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $-127/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready condo in Parc Lorraine community offers a good condition with minor cosmetic updates needed, particularly in the kitchen and exterior. The property's location and amenities make it a solid investment opportunity.

Repairs flagged

• Minor kitchen cabinets — can be replaced with modern ones
• Minor kitchen backsplash — can be updated with a more modern design

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value
• Both exterior paint — fresh paint can enhance curb appeal and property value
• Both landscaping — improved landscaping can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · can be replaced with modern ones	Minor	$500–3,000
kitchen backsplash · can be updated with a more modern design	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value ↑
• Both exterior paint — fresh paint can enhance curb appeal and property value ↑
• Both landscaping — improved landscaping can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mehlville R-IX
• NCES district ID: 2920670
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $62,254
• Composite: 35.19/100
• National rank: #4995
• State rank: #126 of 324 in MO

Livability — Lemay

• Score: 67/100
• State rank: #213
• US rank: #10652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lemay, MO
• County: Saint Louis County · 888,823 people
• City population: 33,294
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,294
• Household income: $61,624
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 631.0

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 White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: American 9% Romanian 3% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 83% English-only · Russian/Polish/Slavic 11% Spanish 3% Vietnamese 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: ▼ -173.27%
• Current HPI: 234.3792
• 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

-6.2% since first listed

5 events — show timeline

• 2026-05-28 Listed $69,900 MARIS as Distributed by MLS Grid
• 2026-05-28 Coming Soon $69,900 MARIS as Distributed by MLS Grid
• 2025-07-18 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2025-06-03 Listed $74,500 MARIS as Distributed by MLS Grid
• 2025-05-30 Coming Soon — MARIS as Distributed by MLS Grid