619 Waller Ave · Lemay, MO 63125

$120,000

2 bd · 1.0 ba · 922 sqft · SingleFamily public records · 23 Days on market

Built 1953 7,980 sqft lot Est $166k · 28% under ↓ 27% since listing

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this 2+ bedroom, 1 bath home set on a large lot, featuring a brand-new roof (May 2026). Step inside and imagine the possibilities. This home is ready for someone with vision to make it truly their own. The kitchen retains its original metal cabinetry with a porcelain enamel countertop, adding a touch of vintage character, along with a small pantry and access to a rear enclosed porch. The bathroom features original tile and a tucked-away linen closet for convenience. The main level offers a comfortable layout with a primary bedroom, second bedroom, and living room with stairs leading to the upper level where a flexible bonus space could become a cozy sleeping area, home

Key facts

• 7,980 sq ft lot
• Built 1953
• Listed 23 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; Private ownership
• Construction: HardiPlank-type siding
• Exterior features: Back yard; Level lot

Interior

• Bedrooms: 3 bedrooms total; 2 main-level bedrooms; 1 upper-level bedroom
• Bathrooms: 1 full bathroom (main/upper levels)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One-and-a-half story layout; Concrete, unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.3% in Lemay — 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 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.
• Hancock Place (suburban): math 30% / reading 34% proficiency, ranked #251 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hancock Place Elem. (math 34% / reading 34%, grade F, #739 of 1,115 statewide, top 67%, 616 students, 74% FRL); Hancock Place Middle (math 30% / reading 30%, grade F, #290 of 391 statewide, top 74%, 281 students, 92% FRL); Hancock Sr. High (math 22% / reading 47%, grade F, #321 of 521 statewide, top 67%, 389 students, 91% FRL) — zoned schools average 86% FRL vs 57% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.03% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $165,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
246 Wachtel Ave	0.17mi	2/1.0	891 (-3%)	4mo	$100,000	$112	83
8626 Shoss Ave	0.29mi	2/1.0	912 (-1%)	3mo	$95,000	$104	82
712 Orient Ave	0.45mi	2/1.0	900 (-2%)	4mo	$152,500	$169	72
939 Erskine Ave	0.54mi	2/1.0	894 (-3%)	3mo	$155,000	$173	67
9604 Gentry Ave	0.70mi	2/1.0	916 (-1%)	2mo	$69,900	$76	65
773 Reed Ave	0.41mi	2/1.0	1,036 (+12%)	1mo	$210,000	$203	60
1036 Wachtel Ave	0.63mi	3/1.0 (+1)	888 (-4%)	2mo	$174,900	$197	58
704 Dallas Dr	0.46mi	1/1.0 (-1)	999 (+8%)	2mo	$180,000	$180	58
816 Regina Ave	0.38mi	2/1.0	798 (-13%)	2mo	$200,000	$251	58
705 Bellavilla Dr	0.54mi	2/1.0	1,056 (+14%)	1mo	$205,000	$194	50
715 Avenue H	0.61mi	3/2.5 (+1)	1,000 (+8%)	1mo	$185,000	$185	46
121 Mann St	0.62mi	2/2.0	816 (-12%)	4mo	$119,900	$147	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-8,487
• Equity at exit: $17,892

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $6,733
• 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 63125

• Active inventory: 148
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$629
• Tax from tax record: −$127 /mo · $1,530/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $172

Break-even live

Break-even rent $1,021

Max offer price $120,000

Occupancy floor 81%

Sensitivity live

Price	-10% $240	-5% $206	+0% $172	+5% $138	+10% $104
Rent	-10% $74	-5% $123	+0% $172	+5% $221	+10% $270
Rate	-1.0pp $232	-0.5pp $202	base $172	+0.5pp $141	+1.0pp $109

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 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 Dammert Ave Unit Labs St. Louis, MO	2.0	1.5	800	$1,100	$1.38	45d	1	0.20mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	0d	1	0.20mi
207 Waller Ave Saint Louis, MO	2.0	1.0	900	$1,075	$1.19	25d	1	0.23mi
8511 Idaho Ave Unit 1st Floor St. Louis, MO	1.0	1.0	750	$850	$1.13	14d	1	0.40mi
8125 Michigan Ave St. Louis, MO	1.0–2.0	1.0–2.0	797	$1,150	$1.44	16d	1	0.70mi
152 W Etta Ave Saint Louis, MO	2.0	1.0	936	$1,274	$1.36	9d	1	0.73mi
127 E Holden Ave Saint Louis, MO	2.0	1.0	1044	$1,200	$1.15	45d	1	0.83mi
7851 Bandero Dr Saint Louis, MO	1.0–2.0	1.0	800	$1,100	$1.38	13d	1	0.83mi
813-815 Courtois St Unit B St. Louis, MO	1.0	1.0	900	$745	$0.83	0d	1	0.87mi
812 Schirmer St Saint Louis, MO	1.0	1.0	900	$795	$0.88	45d	1	0.90mi
813 W Courtois St Apt C St. Louis, MO	2.0	1.0	1000	$895	$0.90	45d	1	0.90mi
807 W Courtois St Apt D St. Louis, MO	2.0	1.0	900	$925	$1.03	45d	1	0.90mi
807 W Courtois St Apt B St. Louis, MO	1.0	1.0	600	$735	$1.23	45d	1	0.90mi
4205 Fatima Dr Unit 4236-4 St. Louis, MO	1.0	1.0	800	$925	$1.16	0d	1	0.96mi
3945 Crosby Dr Saint Louis, MO	2.0	1.0	1100	$2,083	$1.89	0d	1	0.98mi
7614 Virginia Ave Unit 7614 St. Louis, MO	2.0	1.0	750	$750	$1.00	25d	1	1.00mi
4236 Fatima Dr Apt 4 St. Louis, MO	1.0	1.0	800	$925	$1.16	12d	1	1.02mi
7417 Vermont Ave Unit 103 St. Louis, MO	2.0	2.0	1069	$1,500	$1.40	16d	1	1.11mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	0d	8	1.12mi
125 Koeln Ave Saint Louis, MO	2.0	1.0	833	$1,499	$1.80	45d	1	1.17mi
7320 Vermont Ave Unit 2nd St. Louis, MO	1.0	1.0	710	$750	$1.06	45d	1	1.20mi
7127 Alabama Ave Saint Louis, MO	1.0	1.0	708	$895	$1.26	0d	1	1.29mi
4101 Germania Ave Apt 1A St. Louis, MO	1.0	1.0	800	$925	$1.16	16d	1	1.29mi
9954 Meadow Ave Saint Louis, MO	2.0	1.0	1100	$1,050	$0.95	6d	1	1.30mi
7109 Eugene Ave Saint Louis, MO	3.0	2.0	1029	$1,495	$1.45	0d	1	1.31mi
7109 Eugene Ave Saint Louis, MO	3.0	2.0	1029	$1,495	$1.45	4d	1	1.31mi
4117 Germania St Saint Louis, MO	1.0	1.0	750	$925	$1.23	45d	1	1.31mi
9964 Meadow Ave Saint Louis, MO	1.0	1.0	950	$775	$0.82	9d	1	1.34mi
7500 Morganford Rd Saint Louis, MO	1.0	1.0	750	$925	$1.23	45d	1	1.36mi
7428 Morganford Rd Saint Louis, MO	2.0	1.0	969	$1,500	$1.55	45d	1	1.41mi
7024 Pennsylvania Ave Unit F St. Louis, MO	2.0	1.0	1081	$930	$0.86	18d	1	1.43mi
7113 Leona St Saint Louis, MO	3.0	1.0	864	$1,765	$2.04	45d	1	1.48mi

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $120,000 Pending 23 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: $1,530 · $127/mo
• Projected year-2 tax: $1,530 · $127/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 6/10 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: $14,867
• − Mortgage interest: −$6,722
• − Property taxes: −$1,530
• − Insurance: −$600
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,491
• Taxable income: $146
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $2,029/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: Hancock Place
• NCES district ID: 2913620
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $41,890
• Composite: 27.08/100
• National rank: #7048
• State rank: #251 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

-27.3% since first listed

6 events — show timeline

• 2026-06-05 Pending — MARIS as Distributed by MLS Grid
• 2026-06-03 Relisted — MARIS as Distributed by MLS Grid
• 2026-06-03 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-04-03 Listed $165,000 MARIS as Distributed by MLS Grid
• 2026-03-21 Coming Soon $165,000 MARIS as Distributed by MLS Grid
• 1992-02-19 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2022): $1,530 · +1.8% YoY. Source: county tax records.