9618 De Porres Ln · Breckenridge Hills, MO 63114

$123,500

2 bd · 1.0 ba · 875 sqft · SingleFamily public records · 31 Days on market

Built 1952 5,562 sqft lot Est $126k · at est.

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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 +22.4/30.0
• ARV discount +8.4/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• 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

Demo complete - needs someone to finish renovation and collect the sweat equity. Home sits at the center of a cul de sac, centrally located and close to highways and public transportation. Great investment property or for the handy first time buyer.

Key facts

• Laminate floors
• Cul-de-sac
• 5,562 sq ft lot

Tags

• CUL-DE-SAC
• LARGE FENCED BACKYARD
• LAMINATE FLOORS

Property features AI

Finance

• Other: Living area reported as 875 (public records); Lot size approximately 0.1277 acres; Annual taxes reported
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Residential property; One story
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level living; Room count: 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $120k (3.0% 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+, amenities 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.
• Zoned schools: Marion Elem. (math 18% / reading 30%, grade F, #907 of 1,115 statewide, top 81%, 475 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 (+2.0%/yr); 118 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $854 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $22k; list at $124k implies a 461% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,795 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $126,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3219 Royalton Ave	0.22mi	2/1.0	792 (-10%)	3mo	$102,500	$129	72
9922 Carlyle Ave	0.37mi	2/2.0	905 (+3%)	7mo	$165,000	$182	67
3329 Dix Ave	0.52mi	2/1.0	900 (+3%)	6mo	$130,000	$144	66
3447 Eastridge Ln	0.64mi	2/1.0	864 (-1%)	7mo	$155,000	$179	62
9844 Mecca Ln	0.50mi	2/1.0	936 (+7%)	5mo	$100,000	$107	61
3239 Chaucer Ave	0.44mi	2/1.0	945 (+8%)	7mo	$149,900	$159	60
3203 Chaucer Ave	0.40mi	2/1.5	986 (+13%)	0mo	$144,900	$147	58
3294 W Tennyson Ave	0.28mi	2/1.0	744 (-15%)	6mo	$40,000	$54	57
3220 Marvin Ave	0.58mi	2/1.0	812 (-7%)	6mo	$99,900	$123	56
3525 Wismer Rd	0.64mi	2/1.0	816 (-7%)	5mo	$148,500	$182	55
10262 Breckenridge Rd	0.69mi	2/1.0	792 (-10%)	2mo	$99,900	$126	50
3304 S Gordon Ct	0.75mi	2/1.0	980 (+12%)	2mo	$125,000	$128	44

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-8,166
• Equity at exit: $18,414

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $4,796
• Equity at exit: $10,678

Cash invested: $34,580 (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 63114

• Rents YoY: 2.0%
• Active inventory: 118
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$648
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $205

Break-even live

Break-even rent $995

Max offer price $123,500

Occupancy floor 79%

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	43d	1	0.04mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	43d	1	0.16mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	21d	1	0.19mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	23d	1	0.28mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	43d	1	0.36mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	23d	1	0.38mi
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,235	$1.88	10d	1	0.40mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	23d	1	0.47mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	43d	1	0.52mi
3010 Woodson Rd Breckenridge Hills, MO	1.0	1.0	850	$895	$1.05	43d	1	0.59mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	43d	1	0.60mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	0.65mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	43d	1	0.71mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	43d	1	0.71mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	43d	1	0.76mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	43d	1	0.80mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	3d	1	0.84mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	43d	1	0.84mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	23d	1	0.94mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	20d	1	0.95mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	43d	1	1.02mi
2323 Woodson Rd Apt J Overland, MO	1.0	1.0	605	$875	$1.45	43d	1	1.04mi
2323 Woodson Rd Apt I Overland, MO	1.0	1.0	650	$875	$1.35	7d	1	1.04mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	23d	1	1.13mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	23d	1	1.24mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	43d	1	1.24mi
2201 Gaebler Ave Unit A Overland, MO	2.0	1.0	710	$1,250	$1.76	23d	1	1.25mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	14d	1	1.31mi
8700 Crocus Ln Saint Louis, MO	1.0	1.0	700	$950	$1.36	7d	2	1.37mi
2452 Ashland Ave Saint Louis, MO	2.0	1.0	1028	$1,350	$1.31	43d	1	1.46mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	43d	1	1.46mi
9905 Iveland Dr Saint Louis, MO	2.0	1.0	816	$1,370	$1.68	3d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $123,500 Active 31 DOM
2. 2026-06-17
   days on market $123,500 Active 30 DOM
3. 2026-06-16
   days on market $123,500 Active 29 DOM
4. 2026-06-15
   days on market $123,500 Active 28 DOM
5. 2026-06-13
   days on market $123,500 Active 26 DOM
6. 2026-06-09
   days on market $123,500 Active 22 DOM
7. 2026-06-08
   remarks 327-char remark
8. 2026-06-08
   days on market $123,500 Active 21 DOM
9. 2026-06-07
   days on market $123,500 Active 20 DOM
10. 2026-06-03
    days on market $123,500 Active 16 DOM
11. 2026-06-02
    days on market $123,500 Active 15 DOM
12. 2026-06-01
    days on market $123,500 Active 14 DOM
13. 2026-05-31
    days on market $123,500 Active 13 DOM
14. 2026-05-18
    listed $123,500 Active
15. 2026-05-18
    historical $123,500
16. 2026-03-10
    listed $1,200
17. 2018-10-25
    soldstatus $22,000
18. 2018-10-23
    soldstatus Closed 250-char remark

    Show marketing remark (250 chars)

    Demo complete - needs someone to finish renovation and collect the sweat equity. Home sits at the center of a cul de sac, centrally located and close to highways and public transportation. Great investment property or for the handy first time buyer.

19. 2018-10-17
    status Pending 250-char remark

    Show marketing remark (250 chars)

    Demo complete - needs someone to finish renovation and collect the sweat equity. Home sits at the center of a cul de sac, centrally located and close to highways and public transportation. Great investment property or for the handy first time buyer.

20. 2018-10-04
    historical Contingent (No Kickout) 250-char remark

    Show marketing remark (250 chars)

    Demo complete - needs someone to finish renovation and collect the sweat equity. Home sits at the center of a cul de sac, centrally located and close to highways and public transportation. Great investment property or for the handy first time buyer.

21. 2018-09-24
    price $27,000 250-char remark

    Show marketing remark (250 chars)

    Demo complete - needs someone to finish renovation and collect the sweat equity. Home sits at the center of a cul de sac, centrally located and close to highways and public transportation. Great investment property or for the handy first time buyer.

22. 2018-09-06
    listed $32,000 Active 250-char remark

    Show marketing remark (250 chars)

    Demo complete - needs someone to finish renovation and collect the sweat equity. Home sits at the center of a cul de sac, centrally located and close to highways and public transportation. Great investment property or for the handy first time buyer.

23. 2006-02-23
    soldstatus $47,000
24. 1996-11-19
    soldstatus
25. 1996-10-10
    soldstatus
26. 1996-10-10
    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: $1,039 · $87/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$159/yr (+$13/mo · 15.3%)

ⓘ 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: $15,051
• − Mortgage interest: −$6,918
• − Property taxes: −$1,039
• − Insurance: −$618
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,593
• Taxable income: $476
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,348/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

+162.8% since first listed

13 events — show timeline

• 2026-05-18 Listed $123,500 MARIS as Distributed by MLS Grid
• 2026-05-18 Coming Soon $123,500 MARIS as Distributed by MLS Grid
• 2026-03-10 Listed for Rent $1,200 MARIS
• 2018-10-25 Sold (Public Records) $22,000 Public Records
• 2018-10-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-10-17 Pending — MARIS as Distributed by MLS Grid
• 2018-10-04 Contingent — MARIS as Distributed by MLS Grid
• 2018-09-24 Price Changed $27,000 MARIS as Distributed by MLS Grid
• 2018-09-06 Listed $32,000 MARIS as Distributed by MLS Grid
• 2006-02-23 Sold (Public Records) $47,000 Public Records
• 1996-11-19 Sold (Public Records) — Public Records
• 1996-10-10 Sold (Public Records) — Public Records
• 1996-10-10 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2022): $1,039 · +0.2% YoY. Source: county tax records.