1341 Montevale Ct · Fenton, MO 63026

$398,500

4 bd · 2.5 ba · 2,814 sqft · SingleFamily public records · 6 Days on market

Built 1991 10,018 sqft lot Est $456k · 13% under $10/mo HOA

---

Why this score? — see what drove the D+ 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).

• ARV discount +13.2/15.0
• Cash flow +12.1/30.0
• Rent growth +4.4/5.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious 2-story nestled in the desirable Courtney Estates neighborhood within the sought-after Lindbergh School District! Surrounded by mature trees and quiet streets, this 2800+ sqft home offers a wonderful blend of space, comfort, and opportunity to make it your own. The main level features a welcoming family room, formal dining room, and a cozy living room with a wood-burning fireplace — perfect for relaxing evenings at home. The kitchen walks out to a deck overlooking the backyard, creating an ideal space for entertaining, grilling, or enjoying your morning coffee. Upstairs, you will find a generous primary suite complete with a huge walk-in closet and an ove

Key facts

• Hvac updates
• 0.23 acre lot
• 2 garage spots

Tags

• COUNTRY ESTATES NEIGHBORHOOD
• LINDBERGH SCHOOL DISTRICT
• WOOD-BURNING FIREPLACE
• DECK OVERLOOKING BACKYARD
• UNFINISHED WALK-OUT BASEMENT
• HVAC UPDATES

Property features AI

Finance

• Other: Private ownership; Above-grade finished area reported as 2,814 (per public records)
• HOA & community: Courtney Estates HOA; Annual HOA fee of $125 (covers common area maintenance); Association has no listed amenities

Exterior

• Parking: 2 total parking spaces; 2-car garage with automatic opener (approx. 20 x 19); On-street parking; Concrete driveway
• Utilities: Public water; Public sewer; Electric service (Ameren); Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Two levels; Private ownership
• Construction: Built with aluminum siding, vinyl siding, brick veneer and concrete; Concrete perimeter foundation
• Exterior features: Deck; Front porch; Some trees on the lot; Vinyl fencing

Interior

• Kitchen: Gas cooktop; Wall oven; Dishwasher; Microwave; Refrigerator; Garbage disposal
• Bedrooms: 4 bedrooms (all on upper level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full unfinished walk-out basement; Fireplace in the living room; 9 total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $398k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (16.9% below list).
• Recommended offer: $331k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.3% in Fenton — 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 74/100 on livability (#65 in MO, #4,484 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lindbergh Schools (suburban): math 41% / reading 55% proficiency, ranked #38 of 324 in MO (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Concord Elem. School (math 43% / reading 62%, grade C-, #226 of 1,115 statewide, top 21%, 552 students, 10% FRL); Truman Middle School (math 36% / reading 49%, grade D-, #140 of 391 statewide, top 38%, 736 students, 15% FRL); Lindbergh Sr. High (math 56% / reading 70%, grade B-, #26 of 521 statewide, top 5%, 2,235 students, 12% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 150 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 41% of the median local income ($98k/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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $179k; list at $398k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $331,202 (16.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.83% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $455,868
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1365 Montevale Ct	0.10mi	3/3.0 (-1)	3,147 (+12%)	13mo	$510,000	$162	58
1212 Montevale Ct	0.30mi	4/3.0	3,147 (+12%)	15mo	$529,900	$168	52
54 Sennawood Dr	0.65mi	3/3.0 (-1)	2,673 (-5%)	7mo	$450,000	$168	49
1656 Littleton Ct	0.54mi	3/2.5 (-1)	3,072 (+9%)	15mo	$355,000	$116	42
1625 Littleton Ct	0.61mi	3/3.0 (-1)	2,486 (-12%)	21mo	$315,000	$127	28

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 · 7.72% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.52×
• Total profit: $-53,583
• Equity at exit: $59,418

10-year hold

• IRR: 2.2%
• Equity multiple: 1.19×
• Total profit: $20,882
• Equity at exit: $34,455

Cash invested: $111,580 (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 63026

• Rents YoY: 7.7%
• Active inventory: 150
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,312 medium
• Mortgage (P&I): −$2,090
• Tax from tax record: −$437 /mo · $5,245/yr
• Insurance: −$166
• HOA: −$10
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $-86

Break-even live

Break-even rent $3,421

Max offer price $383,231

Occupancy floor 98%

Sensitivity live

Price	-10% $139	-5% $26	+0% $-86	+5% $-199	+10% $-312
Rent	-10% $-348	-5% $-217	+0% $-86	+5% $44	+10% $175
Rate	-1.0pp $114	-0.5pp $15	base $-86	+0.5pp $-190	+1.0pp $-295

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: $99,625
• Closing costs: $11,955
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Fury Dr Fenton, MO	4.0	3.0	2188	$4,995	$2.28	3d	1	0.54mi
961 Villa Gran Way Fenton, MO	5.0	3.5	3300	$3,200	$0.97	0d	1	0.74mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 4 events

1. 2026-06-01
   status $398,500 Pending 6 DOM
2. 2026-05-31
   days on market $398,500 Active 6 DOM
3. 2026-05-25
   listed $398,500 Active
4. 1991-12-30
   soldstatus $179,463

ⓘ 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: $5,245 · $437/mo
• Projected year-2 tax: $5,245 · $437/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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,744
• − Mortgage interest: −$22,322
• − Property taxes: −$5,245
• − Insurance: −$1,992
• − Repairs & maintenance: −$3,180
• − Management: −$3,180
• − HOA: −$120
• − Depreciation: −$11,593
• Taxable loss: −$7,888
• Est. tax savings @ 24.0%: +$1,893
• After-tax cash flow: $856/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: Lindbergh Schools
• NCES district ID: 2918690
• Math proficiency: 41% ▼ -18.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $66,145
• Composite: 42.62/100
• National rank: #3186
• State rank: #38 of 324 in MO

Livability — Fenton

• Score: 74/100
• State rank: #65
• US rank: #4484

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fenton, MO
• County: Jefferson County · 108,544 people
• City population: 45,354
• Metro: St. Louis, MO-IL
• Population (ZIP): 45,354
• Household income: $97,553
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 513.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 1% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -300.59%
• Current HPI: 211.8944
• Rent YoY: ▲ 7.72%
• 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

+122.1% since first listed

2 events — show timeline

• 2026-05-25 Listed $398,500 MARIS as Distributed by MLS Grid
• 1991-12-30 Sold (Public Records) $179,463 Public Records

Property tax history

+4.2%/yr

Latest (2022): $5,245 · +0.5% YoY. Source: county tax records.