3551 Saint Christopher Ln · St. Ann, MO 63074

$94,900

5 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 12 Days on market

Built 1942 6,050 sqft lot $86/sqft · 30% below area Est $136k · 30% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks at 3551 Saint Christopher Lane in St. Ann, Missouri! This versatile 7-room layout offers 2 main-level bedrooms plus 3 bonus rooms on the second floor—perfect for extra sleeping space, a home office, or creative use. With approximately 1,098 sq ft of living space, this charming home features hardwood floors throughout, adding warmth and character. Located in a great neighborhood, this property is ideal for investors or buyers looking to build equity. Whether you're searching for your next rental property or a fix-and-flip project, the potential here is undeniable. Property is being sold AS-IS, offering a fantastic chance to customize and add value. Don’t miss o

Key facts

• Main-level bedrooms
• Bonus rooms
• Convenient location

Tags

• MAIN-LEVEL BEDROOMS
• BONUS ROOMS
• HARDWOOD FLOORS
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Approx. 1,098 above-grade living area (public records); Lot approx. 0.1389 acres; Seller may consider concessions; No pool
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity connected; Natural gas connected; Phone connected; Sewer connected; Water connected
• Home design: Single-family residence; Two levels; Residential property
• Construction: Vinyl siding
• Exterior features: Back yard; Level lot

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heat (natural gas); Central air conditioning (electric)
• Interior features: Partially finished walk-out basement; Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 15.2% vs local median 6.5% in St. Ann — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Ritenour (suburban): math 13% / reading 27% proficiency, ranked #304 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Buder Elem. (math 17% / reading 22%, grade F, #941 of 1,115 statewide, top 86%, 406 students, 99% FRL); Ritenour Sr. High (math 9% / reading 36%, grade F, #455 of 521 statewide, top 88%, 1,873 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 41% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1942 — 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. 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.
4. 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.
5. 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: 1.87% ✓
• Cap rate: 15.25%
• Cash-on-cash: 31.97%
• DSCR: 2.42
• GRM: 4.5

CMA / ARV

• ARV (median comp): $135,697
• List price: $94,900
• Delta: -30.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3555 Saint Christopher Ln	0.01mi	4/1.5 (-1)	1,199 (+9%)	14mo	$135,000	$113	65
10330 Saint Arthur Ln	0.20mi	4/1.0 (-1)	1,084 (-1%)	22mo	$179,900	$166	65

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 · 4.14% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.20×
• Total profit: $31,823
• Equity at exit: $14,150

10-year hold

• IRR: 36.4%
• Equity multiple: 4.56×
• Total profit: $94,621
• Equity at exit: $8,205

Cash invested: $26,572 (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 63074

• Rents YoY: 4.1%
• Active inventory: 61
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $708

Break-even live

Break-even rent $878

Max offer price $94,900

Occupancy floor 55%

Sensitivity live

Price	-10% $762	-5% $735	+0% $708	+5% $681	+10% $654
Rent	-10% $568	-5% $638	+0% $708	+5% $778	+10% $848
Rate	-1.0pp $756	-0.5pp $732	base $708	+0.5pp $683	+1.0pp $658

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	44d	1	1.15mi

Listing history 6 events

1. 2026-05-08
   status Pending 777-char remark
2. 2026-04-26
   listed $94,900 Active 777-char remark
3. 2003-01-21
   soldstatus $64,500
4. 2003-01-21
   soldstatus $64,500
5. 1994-08-25
   soldstatus $35,000
6. 1993-10-01
   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: $1,873 · $156/mo
• Projected year-2 tax: $1,873 · $156/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 4/10 Moderate 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,286
• − Mortgage interest: −$5,316
• − Property taxes: −$1,873
• − Insurance: −$474
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$2,761
• Taxable income: $7,456
• Est. tax owed @ 24.0%: −$1,789
• After-tax cash flow: $6,707/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: Ritenour
• NCES district ID: 2926640
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $41,410
• Composite: 17.04/100
• National rank: #9125
• State rank: #304 of 324 in MO

Livability — St. Ann

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Ann, MO
• County: Saint Louis County · 888,823 people
• City population: 16,237
• Metro: St. Louis, MO-IL
• Population (ZIP): 15,793
• Household income: $51,610
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 782.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Black 27% Hispanic / Latino 19% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 80% English-only · Spanish 17% Chinese 1% German/W. Germanic 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: ▼ -242.89%
• Current HPI: 210.6588
• Rent YoY: ▲ 4.14%
• 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

+171.1% since first listed

7 events — show timeline

• 2026-05-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-08 Pending — MARIS as Distributed by MLS Grid
• 2026-04-26 Listed $94,900 MARIS as Distributed by MLS Grid
• 2003-01-21 Sold (Public Records) $64,500 Public Records
• 2003-01-21 Sold (Public Records) $64,500 Public Records
• 1994-08-25 Sold (Public Records) $35,000 Public Records
• 1993-10-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2022): $1,873 · +0.1% YoY. Source: county tax records.