3339 W Tennyson Ave · Breckenridge Hills, MO 63114

$104,900

2 bd · 1.0 ba · 842 sqft · SingleFamily public records · 65 Days on market

Built 1930 6,250 sqft lot $125/sqft · 21% below area Est $132k · 21% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.3/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This wonderful investment opportunity contains a two-bedroom; one-bathroom single family home in North St. Louis County. This home sits in the heart of Breckenridge Hills. The property is occupied cash flowing $820/month all paid by HUD.

Key facts

• 6,250 sq ft lot
• Built 1930
• Listed 64 days

🏷️ Possibly a rental listed for sale. The $104,900 price doesn't fit this home's estimated sale value (~$132,022) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#193 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools F.
• 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.
• Market conditions: Rents rising (+2.0%/yr); 118 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $105k implies a 346% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 6.8

CMA / ARV

• ARV (median comp): $132,022
• List price: $104,900
• Delta: -20.54%
• 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
3525 Wismer Rd	0.25mi	2/1.0	816 (-3%)	5mo	$148,500	$182	79
3219 Royalton Ave	0.22mi	2/1.0	792 (-6%)	3mo	$102,500	$129	78
9844 Mecca Ln	0.11mi	2/1.0	936 (+11%)	5mo	$100,000	$107	72
3507 Westridge Ln	0.39mi	3/1.0 (+1)	864 (+3%)	1mo	$165,000	$191	72
3294 W Tennyson Ave	0.12mi	2/1.0	744 (-12%)	6mo	$40,000	$54	70
10262 Breckenridge Rd	0.58mi	2/1.0	792 (-6%)	2mo	$99,900	$126	61
10019 Saint Martha Ln	0.58mi	3/1.0 (+1)	864 (+3%)	4mo	$188,000	$218	61
3329 Dix Ave	0.50mi	2/1.0	900 (+7%)	6mo	$130,000	$144	60
3548 Saint Genevieve Ln	0.66mi	2/1.0	774 (-8%)	6mo	$120,000	$155	51
9429 Burdella Ave	0.60mi	2/1.0	939 (+12%)	4mo	$125,000	$133	49
3106 Quiet Ln	0.60mi	2/1.0	724 (-14%)	3mo	$148,000	$204	46
9440 Baltimore Ave	0.75mi	2/2.0	720 (-14%)	4mo	$125,000	$174	34

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,156
• Equity at exit: $15,641

10-year hold

• IRR: 10.6%
• Equity multiple: 1.79×
• Total profit: $23,177
• Equity at exit: $9,070

Cash invested: $29,372 (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 63114

• Rents YoY: 2.0%
• Active inventory: 118
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$550
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $320

Break-even live

Break-even rent $882

Max offer price $104,900

Occupancy floor 70%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	43d	1	0.16mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	21d	1	0.22mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	43d	1	0.24mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	0.36mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	43d	1	0.39mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	43d	1	0.47mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	43d	1	0.51mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	23d	1	0.53mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	3d	1	0.55mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	43d	1	0.55mi
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,235	$1.88	10d	1	0.55mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	23d	1	0.58mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	43d	1	0.61mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	23d	1	0.61mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	20d	1	0.61mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	43d	1	0.68mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	43d	1	0.69mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	43d	1	0.69mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	23d	1	0.74mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	43d	1	0.81mi
3010 Woodson Rd Breckenridge Hills, MO	1.0	1.0	850	$895	$1.05	43d	1	0.81mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	23d	1	0.82mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	23d	1	0.88mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	14d	1	0.96mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	43d	1	1.12mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	17d	1	1.25mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	43d	1	1.25mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	21d	1	1.25mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	43d	8	1.33mi
2323 Woodson Rd Apt J Overland, MO	1.0	1.0	605	$875	$1.45	43d	1	1.39mi
2323 Woodson Rd Apt I Overland, MO	1.0	1.0	650	$875	$1.35	7d	1	1.39mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	43d	1	1.46mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	43d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   price $104,900 Active 65 DOM
2. 2026-06-18
   days on market $109,900 Active 65 DOM
3. 2026-06-17
   days on market $109,900 Active 64 DOM
4. 2026-06-16
   days on market $109,900 Active 63 DOM
5. 2026-06-15
   days on market $109,900 Active 62 DOM
6. 2026-06-13
   days on market $109,900 Active 60 DOM
7. 2026-06-09
   days on market $109,900 Active 56 DOM
8. 2026-06-08
   days on market $109,900 Active 55 DOM
9. 2026-06-07
   days on market $109,900 Active 54 DOM
10. 2026-06-03
    days on market $109,900 Active 50 DOM
11. 2026-06-02
    days on market $109,900 Active 49 DOM
12. 2026-06-01
    days on market $109,900 Active 48 DOM
13. 2026-05-31
    days on market $109,900 Active 47 DOM
14. 2026-04-15
    listed $109,900 Active 237-char remark

    Show marketing remark (237 chars)

    This wonderful investment opportunity contains a two-bedroom; one-bathroom single family home in North St. Louis County. This home sits in the heart of Breckenridge Hills. The property is occupied cash flowing $820/month all paid by HUD.

15. 2020-07-24
    soldstatus $23,500
16. 2020-05-29
    soldstatus $18,000
17. 2019-04-11
    soldstatus $35,000
18. 2009-07-16
    soldstatus $14,900
19. 2005-01-03
    soldstatus $59,000
20. 2001-09-04
    soldstatus $40,000
21. 1997-06-13
    soldstatus $12,000
22. 1997-06-01
    soldstatus
23. 1959-06-04
    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: $1,240 · $103/mo
• Projected year-2 tax: $1,240 · $103/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 · 20 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: $15,451
• − Mortgage interest: −$5,876
• − Property taxes: −$1,240
• − Insurance: −$524
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$3,052
• Taxable income: $2,287
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $3,292/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 — Breckenridge Hills

• Score: 68/100
• State rank: #193
• US rank: #10013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge Hills, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,969
• Household income: $55,870
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1595.0

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 0.64)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 11% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -276.62%
• Current HPI: 223.9305
• Rent YoY: ▲ 2.04%
• 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

+815.8% since first listed

10 events — show timeline

• 2026-04-15 Listed $109,900 MARIS as Distributed by MLS Grid
• 2020-07-24 Sold (Public Records) $23,500 Public Records
• 2020-05-29 Sold (Public Records) $18,000 Public Records
• 2019-04-11 Sold (Public Records) $35,000 Public Records
• 2009-07-16 Sold (Public Records) $14,900 Public Records
• 2005-01-03 Sold (Public Records) $59,000 Public Records
• 2001-09-04 Sold (Public Records) $40,000 Public Records
• 1997-06-13 Sold (Public Records) $12,000 Public Records
• 1997-06-01 Sold (Public Records) — Public Records
• 1959-06-04 Sold (Public Records) — Public Records

Property tax history

+18.0%/yr

Latest (2022): $1,240 · +0.2% YoY. Source: county tax records.