13486 Kitt Park Dr · Grayhawk, MO 63670

$99,900

1 bd · 1.5 ba · 696 sqft · Other public records · 62 Days on market

Built 1984 7,405 sqft lot $76/mo HOA · 10% of rent

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Why this score? — see what drove the F 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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• 1% rule +2.8/10.0
• Livability +2.8/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wanna get away? Then come take a look at this adorable little 2 bedroom 2 bathroom home surrounded by beautiful views of nature! This home is nestled on TWO nice sized lots backing to trees & woods! Entertain your guests out on the back deck, or just sit back and enjoy all that nature has to offer. This home has a nice bright & open floor plan, a walk-out lower lever, nice kitchen with plenty of cabinets! You also have the luxury of all that the wonderful lake community of Gray Hawk has to offer! "Two Crystal-Clear, spring-fed lakes" Enjoy swimming, boating, fishing, waterskiing & more! Call to schedule your personal tour and get your weekend get a way you've always been dreaming about!

Key facts

• 7,405 sq ft lot
• Community pool
• Built 1984

Property features AI

Finance

• HOA & community: Part of Grayhawk association; Annual association fee; Community amenities include lake and pool; Association fee covers common area maintenance and other items

Exterior

• Parking: Additional off-street parking
• Security: Gated community
• Utilities: Community water; Septic tank; Single-phase electric; Electricity and water connected
• Home design: Single-family residence; One story; Private ownership; Fixer condition
• Construction: Vinyl siding
• Exterior features: Private yard; Scattered woods

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric forced-air heating; No central cooling
• Interior features: Electric water heater; Basement with a bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $-76 ($-909/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $77k (22.5% below list).
• Recommended offer: $77k (22.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#677 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Ste. Genevieve County R-II (town): math 46% / reading 50% proficiency, ranked #59 of 324 in MO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bloomsdale Elem. (math 52% / reading 47%, grade D, #284 of 1,115 statewide, top 30%, 327 students, 43% FRL); Ste. Genevieve Middle (math 49% / reading 47%, grade C-, #84 of 391 statewide, top 22%, 421 students, 39% FRL); Ste. Genevieve Sr. High (math 22% / reading 67%, grade F, #179 of 521 statewide, top 39%, 517 students, 34% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 54 active listings in the ZIP; 8 units permitted in Ste. Genevieve County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ste. Genevieve County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $77,464 (22.5% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 10.7

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-21,002
• Equity at exit: $14,895

10-year hold

• IRR: -15.5%
• Equity multiple: 0.13×
• Total profit: $-24,459
• Equity at exit: $8,638

Cash invested: $27,972 (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 63670

• Home prices YoY: -23.6%
• Active inventory: 54
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$42
• HOA: −$76
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $-76

Break-even live

Break-even rent $871

Max offer price $86,520

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-47	+0% $-76	+5% $-104	+10% $-132
Rent	-10% $-137	-5% $-106	+0% $-76	+5% $-45	+10% $-15
Rate	-1.0pp $-25	-0.5pp $-50	base $-76	+0.5pp $-102	+1.0pp $-128

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $76 · $912/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-22
   days on market $99,900 Active 62 DOM
2. 2026-06-21
   days on market $99,900 Active 61 DOM
3. 2026-06-21
   days on market $99,900 Active 60 DOM
4. 2026-06-18
   days on market $99,900 Active 58 DOM
5. 2026-06-17
   days on market $99,900 Active 57 DOM
6. 2026-06-16
   days on market $99,900 Active 56 DOM
7. 2026-06-15
   days on market $99,900 Active 55 DOM
8. 2026-06-13
   days on market $99,900 Active 53 DOM
9. 2026-06-12
   days on market $99,900 Active 52 DOM
10. 2026-06-09
    days on market $99,900 Active 49 DOM
11. 2026-06-08
    days on market $99,900 Active 48 DOM
12. 2026-06-07
    days on market $99,900 Active 47 DOM
13. 2026-06-07
    days on market $99,900 Active 46 DOM
14. 2026-06-04
    days on market $99,900 Active 43 DOM
15. 2026-06-02
    days on market $99,900 Active 42 DOM
16. 2026-06-01
    days on market $99,900 Active 41 DOM
17. 2026-05-31
    days on market $99,900 Active 40 DOM
18. 2026-05-05
    price $99,900 414-char remark
19. 2026-04-21
    listed $120,000 Active 414-char remark
20. 2016-07-28
    soldstatus Closed 717-char remark

    Show marketing remark (717 chars)

    Wanna get away? Then come take a look at this adorable little 2 bedroom 2 bathroom home surrounded by beautiful views of nature! This home is nestled on TWO nice sized lots backing to trees & woods! Entertain your guests out on the back deck, or just sit back and enjoy all that nature has to offer. This home has a nice bright & open floor plan, a walk-out lower lever, nice kitchen with plenty of cabinets! You also have the luxury of all that the wonderful lake community of Gray Hawk has to offer! "Two Crystal-Clear, spring-fed lakes" Enjoy swimming, boating, fishing, waterskiing & more! Call to schedule your personal tour and get your weekend get a way you've always been dreaming about!

21. 2016-06-23
    status Pending 717-char remark

    Show marketing remark (717 chars)

    Wanna get away? Then come take a look at this adorable little 2 bedroom 2 bathroom home surrounded by beautiful views of nature! This home is nestled on TWO nice sized lots backing to trees & woods! Entertain your guests out on the back deck, or just sit back and enjoy all that nature has to offer. This home has a nice bright & open floor plan, a walk-out lower lever, nice kitchen with plenty of cabinets! You also have the luxury of all that the wonderful lake community of Gray Hawk has to offer! "Two Crystal-Clear, spring-fed lakes" Enjoy swimming, boating, fishing, waterskiing & more! Call to schedule your personal tour and get your weekend get a way you've always been dreaming about!

22. 2016-06-07
    price $27,000 717-char remark

    Show marketing remark (717 chars)

    Wanna get away? Then come take a look at this adorable little 2 bedroom 2 bathroom home surrounded by beautiful views of nature! This home is nestled on TWO nice sized lots backing to trees & woods! Entertain your guests out on the back deck, or just sit back and enjoy all that nature has to offer. This home has a nice bright & open floor plan, a walk-out lower lever, nice kitchen with plenty of cabinets! You also have the luxury of all that the wonderful lake community of Gray Hawk has to offer! "Two Crystal-Clear, spring-fed lakes" Enjoy swimming, boating, fishing, waterskiing & more! Call to schedule your personal tour and get your weekend get a way you've always been dreaming about!

23. 2016-04-19
    price $30,000 717-char remark

    Show marketing remark (717 chars)

    Wanna get away? Then come take a look at this adorable little 2 bedroom 2 bathroom home surrounded by beautiful views of nature! This home is nestled on TWO nice sized lots backing to trees & woods! Entertain your guests out on the back deck, or just sit back and enjoy all that nature has to offer. This home has a nice bright & open floor plan, a walk-out lower lever, nice kitchen with plenty of cabinets! You also have the luxury of all that the wonderful lake community of Gray Hawk has to offer! "Two Crystal-Clear, spring-fed lakes" Enjoy swimming, boating, fishing, waterskiing & more! Call to schedule your personal tour and get your weekend get a way you've always been dreaming about!

24. 2016-04-11
    status Active 717-char remark

    Show marketing remark (717 chars)

    Wanna get away? Then come take a look at this adorable little 2 bedroom 2 bathroom home surrounded by beautiful views of nature! This home is nestled on TWO nice sized lots backing to trees & woods! Entertain your guests out on the back deck, or just sit back and enjoy all that nature has to offer. This home has a nice bright & open floor plan, a walk-out lower lever, nice kitchen with plenty of cabinets! You also have the luxury of all that the wonderful lake community of Gray Hawk has to offer! "Two Crystal-Clear, spring-fed lakes" Enjoy swimming, boating, fishing, waterskiing & more! Call to schedule your personal tour and get your weekend get a way you've always been dreaming about!

25. 2016-04-07
    historical 717-char remark

    Show marketing remark (717 chars)

    Wanna get away? Then come take a look at this adorable little 2 bedroom 2 bathroom home surrounded by beautiful views of nature! This home is nestled on TWO nice sized lots backing to trees & woods! Entertain your guests out on the back deck, or just sit back and enjoy all that nature has to offer. This home has a nice bright & open floor plan, a walk-out lower lever, nice kitchen with plenty of cabinets! You also have the luxury of all that the wonderful lake community of Gray Hawk has to offer! "Two Crystal-Clear, spring-fed lakes" Enjoy swimming, boating, fishing, waterskiing & more! Call to schedule your personal tour and get your weekend get a way you've always been dreaming about!

26. 2016-01-08
    listed $64,000 Active 717-char remark

    Show marketing remark (717 chars)

    Wanna get away? Then come take a look at this adorable little 2 bedroom 2 bathroom home surrounded by beautiful views of nature! This home is nestled on TWO nice sized lots backing to trees & woods! Entertain your guests out on the back deck, or just sit back and enjoy all that nature has to offer. This home has a nice bright & open floor plan, a walk-out lower lever, nice kitchen with plenty of cabinets! You also have the luxury of all that the wonderful lake community of Gray Hawk has to offer! "Two Crystal-Clear, spring-fed lakes" Enjoy swimming, boating, fishing, waterskiing & more! Call to schedule your personal tour and get your weekend get a way you've always been dreaming about!

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$415/yr (+$35/mo · 74.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,296
• − Mortgage interest: −$5,596
• − Property taxes: −$554
• − Insurance: −$500
• − Repairs & maintenance: −$744
• − Management: −$744
• − HOA: −$912
• − Depreciation: −$2,906
• Taxable loss: −$2,660
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $-271/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: Ste. Genevieve County R-II
• NCES district ID: 2929370
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $47,013
• Composite: 40.83/100
• National rank: #3632
• State rank: #59 of 324 in MO

Livability — Grayhawk

• Score: 56/100
• State rank: #677
• US rank: #22441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grayhawk, MO
• Population (ZIP): 12,294

Population outlook (Ste. Genevieve County) Hauer SSP2

• Today (2025): 17,453 people
• By 2030: 17,119 · -1.9%
• By 2040: 16,361 · -6.3%
• By 2050: 15,719 · -9.9%
• By 2075: 14,849 · -14.9%
• By 2100: 13,504 · -22.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Romanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ste. Genevieve

• 2024 margin: Solid R (+45.0) · D 26.9% · R 71.9% · Other 1.2%
• 2008→2024 swing: -59.2pp toward R · 2008: 14.1pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+41.3 2016: R+34.9 2012: R+3.0 2008: D+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.70%
• Current HPI: 193.0646
• Rent YoY: —
• Metro: —
• 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

+56.1% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2026-04-21 Listed $120,000 MARIS as Distributed by MLS Grid
• 2016-07-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-06-23 Pending — MARIS as Distributed by MLS Grid
• 2016-06-07 Price Changed $27,000 MARIS as Distributed by MLS Grid
• 2016-04-19 Price Changed $30,000 MARIS as Distributed by MLS Grid
• 2016-04-11 Relisted — MARIS as Distributed by MLS Grid
• 2016-04-07 Delisted — MARIS as Distributed by MLS Grid
• 2016-01-08 Listed $64,000 MARIS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $554 · +20.6% YoY. Source: county tax records.