8019 Genesta St · Affton, MO 63123

$120,000

1 bd · 1.0 ba · 783 sqft · SingleFamily public records · 95 Days on market

Built 1940 4,678 sqft lot $153/sqft · 35% below area Est $183k · 35% 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in the Affton School District. This 2 bedroom, 1 bath full brick bungalow offers 783 sq ft above grade with a spacious living room, eat in kitchen, and classic masonry exterior featuring attractive stone work. The home also includes a full basement with potential for additional finished space and off street parking. This property is being sold as-is and a bit of sweat equity will make it your own. With the right vision and improvements, the upside is significant. Renovated homes in Affton School district of similar size within a mile have recently sold in the $190K to $230K range. Solid brick construction, a desirable South County location, and strong after-repair sales in the area create an appealing value-add opportunity for a flip, BRRR strategy, or long-term rental hold. Bring your contractor and your imagination.

Key facts

• Full brick bungalow
• Off street parking
• Full basement

Tags

• FULL BRICK BUNGALOW
• CLASSIC MASONRY EXTERIOR
• ATTRACTIVE STONE WORK
• FULL BASEMENT
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $90 ($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 $118k (1.7% below list).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.9% in Affton — 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 71/100 on livability (#121 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, amenities F, commute F.
• Affton 101 (suburban): math 21% / reading 40% proficiency, ranked #258 of 324 in MO (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 186 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $120k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 0.98% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (median comp): $183,346
• List price: $120,000
• Delta: -34.55%
• 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
5237 Heege Rd	0.18mi	2/1.0 (+1)	800 (+2%)	1mo	$175,000	$219	82
7816 Genesta St	0.25mi	2/1.0 (+1)	788 (+1%)	6mo	$169,900	$216	78
5309 Staely Ave	0.10mi	2/1.0 (+1)	826 (+6%)	6mo	$129,900	$157	76
8211 Mathilda Ave	0.16mi	2/1.0 (+1)	748 (-4%)	8mo	$197,000	$263	74
7917 Menola St	0.41mi	2/1.0 (+1)	816 (+4%)	8mo	$184,900	$227	62
7908 Fleta St	0.18mi	1/1.0	668 (-15%)	7mo	$117,000	$175	61
5311 Vine Ave	0.17mi	2/1.0 (+1)	888 (+13%)	8mo	$149,900	$169	58
7616 Genesta St	0.52mi	1/1.0	672 (-14%)	1mo	$139,000	$207	51
8042 Mackenzie Rd	0.54mi	2/1.0 (+1)	870 (+11%)	1mo	$189,000	$217	50
7610 Fleta St	0.54mi	2/2.0 (+1)	840 (+7%)	7mo	$219,999	$262	48
6017 Maxwell Ave	0.62mi	2/1.0 (+1)	864 (+10%)	5mo	$215,000	$249	45
8709 Neier Ln	0.75mi	2/1.0 (+1)	864 (+10%)	4mo	$169,999	$197	39

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-13,685
• Equity at exit: $17,892

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,395
• Equity at exit: $10,375

Cash invested: $33,600 (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 63123

• Rents YoY: 3.0%
• Active inventory: 186
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,180 high
• Mortgage (P&I): −$629
• Tax from tax record: −$163 /mo · $1,956/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $90

Break-even live

Break-even rent $1,066

Max offer price $120,000

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7912 Olde English Rd St. Louis, MO	1.0–2.0	1.0	750	$895	$1.19	2d	2	0.31mi
7529 Fleta St St. Louis, MO	2.0	1.0–1.5	1173	$1,612	$1.37	10d	10	0.60mi
4831 Oldenburg Ave Affton, MO	2.0	1.0	775	$1,110	$1.43	11d	1	0.86mi
9311 Sterling Pl Unit 9313 Affton, MO	1.0	1.0	1000	$1,100	$1.10	23d	1	0.88mi
89 Willmore Rd Unit 89 Willmore Rd, 2N St. Louis, MO	2.0	1.0	1103	$1,350	$1.22	23d	1	0.89mi
7201-7205 Gravois Rd Saint Louis, MO	1.0	1.0	700	$995	$1.42	10d	7	0.89mi
7219 Hampton Ave Saint Louis, MO	2.0	1.0	1000	$1,195	$1.20	43d	1	0.91mi
5825 Sunshine Dr Saint Louis, MO	1.0	1.0	820	$1,150	$1.40	43d	1	0.93mi
5821 Sunshine Dr Saint Louis, MO	1.0	1.0	700	$925	$1.32	43d	1	0.94mi
7055 Hampton Ave Unit 201 St. Louis, MO	2.0	1.0	900	$1,250	$1.39	43d	1	0.95mi
7055 Hampton Ave Unit 102 St. Louis, MO	1.0	1.0	750	$1,095	$1.46	43d	1	0.95mi
8530 Webshire Ln Unit 8566A Affton, MO	1.0	1.0	760	$895	$1.18	43d	1	1.04mi
6727 Colony Acres Dr Unit 6727-B Colony Acres St. Louis, MO	2.0	1.0	825	$950	$1.15	1d	1	1.04mi
7105 Circleview Dr Saint Louis, MO	2.0	1.0	888	$1,450	$1.63	2d	1	1.06mi
5324 Nagel Ave Saint Louis, MO	2.0	1.0	768	$1,595	$2.08	14d	1	1.12mi
4916 Robert Ave Unit 4916 St. Louis, MO	1.0	1.0	850	$1,100	$1.29	4d	1	1.21mi
4916 Robert Ave Unit 4918-A St. Louis, MO	2.0	1.0	850	$1,200	$1.41	2d	1	1.21mi
7594 Watson Rd Saint Louis, MO	1.0	1.0	650	$825	$1.27	23d	1	1.29mi
6926 Mackenzie Rd Saint Louis, MO	2.0	1.0	1026	$1,025	$1.00	2d	1	1.30mi
6960 Creekview Trl St. Louis, MO	1.0–2.0	1.0	660	$865	$1.31	1d	33	1.31mi
9551 Cantwell Dr Saint Louis, MO	2.0	1.0	1090	$1,750	$1.61	14d	1	1.35mi
6406 Woodbine Ct Saint Louis, MO	2.0	2.0	1085	$1,800	$1.66	15d	1	1.36mi
5301 Jamieson Ave Unit C St. Louis, MO	1.0	1.0	900	$1,025	$1.14	4d	1	1.40mi
7028 Heege Rd St. Louis, MO	1.0–2.0	1.0	650	$845	$1.30	2d	2	1.40mi
4933 Loughborough Ave Saint Louis, MO	2.0	1.0	945	$1,550	$1.64	1d	1	1.43mi
5448 Lisette Ave Saint Louis, MO	2.0	2.0	1059	$2,100	$1.98	1d	1	1.44mi
6227 Eichelberger St Unit A St. Louis, MO	1.0	1.0	780	$1,050	$1.35	21d	1	1.45mi
9196 Heritage Dr Affton, MO	1.0–2.0	1.0	757	$1,190	$1.57	4d	8	1.46mi
9962 Chateau Roi Dr Affton, MO	1.0	1.0	800	$899	$1.12	17d	1	1.50mi
5533 Holly Hills Ave Unit 1 St. Louis, MO	1.0	1.0	975	$1,350	$1.38	23d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   price $120,000 Active 95 DOM
2. 2026-06-18
   days on market $130,000 Active 95 DOM
3. 2026-06-17
   days on market $130,000 Active 94 DOM
4. 2026-06-16
   days on market $130,000 Active 93 DOM
5. 2026-06-15
   days on market $130,000 Active 92 DOM
6. 2026-06-13
   days on market $130,000 Active 90 DOM
7. 2026-06-13
   days on market $130,000 Active 89 DOM
8. 2026-06-09
   days on market $130,000 Active 86 DOM
9. 2026-06-08
   days on market $130,000 Active 85 DOM
10. 2026-06-07
    days on market $130,000 Active 84 DOM
11. 2026-06-05
    days on market $130,000 Active 81 DOM
12. 2026-06-03
    days on market $130,000 Active 80 DOM
13. 2026-06-02
    days on market $130,000 Active 79 DOM
14. 2026-06-01
    days on market $130,000 Active 78 DOM
15. 2026-05-31
    days on market $130,000 Active 77 DOM
16. 2026-03-15
    listed $130,000 Active 850-char remark

    Show marketing remark (850 chars)

    Investor opportunity in the Affton School District. This 2 bedroom, 1 bath full brick bungalow offers 783 sq ft above grade with a spacious living room, eat in kitchen, and classic masonry exterior featuring attractive stone work. The home also includes a full basement with potential for additional finished space and off street parking. This property is being sold as-is and a bit of sweat equity will make it your own. With the right vision and improvements, the upside is significant. Renovated homes in Affton School district of similar size within a mile have recently sold in the $190K to $230K range. Solid brick construction, a desirable South County location, and strong after-repair sales in the area create an appealing value-add opportunity for a flip, BRRR strategy, or long-term rental hold. Bring your contractor and your imagination.

17. 1996-07-31
    soldstatus $42,000
18. 1996-03-05
    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: $1,956 · $163/mo
• Projected year-2 tax: $1,956 · $163/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 ≥107°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,160
• − Mortgage interest: −$6,722
• − Property taxes: −$1,956
• − Insurance: −$600
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,491
• Taxable loss: −$875
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $1,288/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: Affton 101
• NCES district ID: 2902910
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $51,274
• Composite: 26.67/100
• National rank: #7165
• State rank: #258 of 324 in MO

Livability — Affton

• Score: 71/100
• State rank: #121
• US rank: #7312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Affton, MO
• County: Saint Louis County · 888,823 people
• City population: 49,077
• Metro: St. Louis, MO-IL
• Population (ZIP): 49,077
• Household income: $77,055
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 753.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Asian 5% Hispanic / Latino 5% Black 3%
• Common ancestry: American 5% Lithuanian 3% Romanian 2%
• Foreign-born: 13% · Vietnam, Canada
• Languages at home: 83% English-only · Russian/Polish/Slavic 6% Spanish 3% Other Indo-European 3%

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: ▼ -229.90%
• Current HPI: 220.258
• Rent YoY: ▲ 3.01%
• 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

+209.5% since first listed

3 events — show timeline

• 2026-03-15 Listed $130,000 MARIS as Distributed by MLS Grid
• 1996-07-31 Sold (Public Records) $42,000 Public Records
• 1996-03-05 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2022): $1,956 · +2.4% YoY. Source: county tax records.