9533 Tennyson Ave · Overland, MO 63114

$129,900

3 bd · 1.5 ba · 1,278 sqft · SingleFamily public records · 22 Days on market

Built 1910 9,016 sqft lot $102/sqft · 14% below area Est $151k · 14% under

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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 +25.2/30.0
• ARV discount +13.7/15.0
• DSCR +8.2/10.0
• 1% rule +6.4/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming single-family residence located in the heart of Overland, Missouri. This well-situated home offers a comfortable and functional layout ideal for everyday living. Featuring a traditional design with a welcoming living area, spacious bedrooms, and a practical kitchen space, the property provides a great opportunity for both homeowners and investors alike. The home sits on a residential lot with a private yard, offering outdoor space suitable for relaxation, gardening, or entertaining. Interior spaces are designed for convenience and flexibility, with natural flow between common living areas. The property includes standard residential utilities and offers easy access to nearby schools

Key facts

• Private yard
• Outdoor space
• Functional layout

Tags

• PRIVATE YARD
• OUTDOOR SPACE
• FUNCTIONAL LAYOUT
• EASY ACCESS TO SCHOOLS
• WELL-ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One level (main living on one level); House structure
• Construction: Brick veneer and wood siding; Asphalt roof; Slab foundation; Built using public records information
• Exterior features: Deck; Front porch; Chain link fencing; Level lot; Paved road access

Interior

• Kitchen: Free-standing electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the upper level)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom (main level)
• Heating & cooling: Central air; Other heating
• Interior features: Partially finished basement; Free-standing electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 6.2% in Overland — 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 61/100 on livability (#436 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 32% of the median local income ($56k/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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $130k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
4. 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?
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: 1.14% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (median comp): $150,848
• List price: $129,900
• Delta: -13.89%
• 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
9527 W Milton Ave	0.09mi	3/2.0	1,321 (+3%)	2mo	$264,900	$201	86
9512 Tennyson Ave	0.06mi	3/2.0	1,365 (+7%)	2mo	$151,000	$111	82
2527 Leslie Ave	0.37mi	3/1.0	1,223 (-4%)	3mo	$95,900	$78	71
2239 Wismer Ave	0.71mi	3/2.0	1,230 (-4%)	0mo	$229,900	$187	59
3213 Airway Ave	0.68mi	3/1.0	1,215 (-5%)	3mo	$139,900	$115	55
2408 Charlack Ave	0.67mi	3/1.0	1,205 (-6%)	2mo	$129,000	$107	55
8910 Shawnee Ln	0.73mi	3/2.0	1,350 (+6%)	4mo	$179,000	$133	51
10081 Thorpe Ave	0.74mi	3/1.0	1,349 (+6%)	4mo	$269,900	$200	51
2440 Chaucer Ave	0.64mi	3/2.5	1,408 (+10%)	4mo	$210,000	$149	46
2436 Pinehurst Dr	0.70mi	4/2.0 (+1)	1,164 (-9%)	1mo	$229,000	$197	45
3007 Wismer Ave	0.67mi	3/2.0	1,434 (+12%)	4mo	$120,000	$84	43
9930 Carlyle Ave	0.72mi	2/1.0 (-1)	1,437 (+12%)	1mo	$169,900	$118	38

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,019
• Equity at exit: $19,369

10-year hold

• IRR: 5.6%
• Equity multiple: 1.40×
• Total profit: $14,577
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$681
• Tax from tax record: −$150 /mo · $1,797/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $290

Break-even live

Break-even rent $1,120

Max offer price $129,900

Occupancy floor 76%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	23d	1	0.48mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	43d	1	0.57mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	23d	1	0.67mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	43d	1	0.71mi
2452 Ashland Ave Saint Louis, MO	2.0	1.0	1028	$1,350	$1.31	43d	1	1.05mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	43d	1	1.12mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	1.22mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	43d	1	1.26mi
10525 Roseton Ct Saint Louis, MO	2.0	2.0	1500	$1,500	$1.00	43d	1	1.33mi
1836 Morven Ave Saint Louis, MO	2.0	1.5	1496	$1,670	$1.12	14d	1	1.36mi

Listing history 9 events

1. 2026-05-01
   listed $129,900 Active 1041-char remark
2. 2019-09-05
   soldstatus $72,000
3. 2006-08-03
   soldstatus $130,000
4. 2006-07-26
   soldstatus
5. 2006-07-26
   soldstatus $88,159
6. 2005-12-27
   soldstatus $88,159
7. 2005-09-22
   soldstatus $50,300
8. 2003-09-02
   soldstatus $64,500
9. 1987-03-01
   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: $1,797 · $150/mo
• Projected year-2 tax: $1,797 · $150/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: $17,842
• − Mortgage interest: −$7,276
• − Property taxes: −$1,797
• − Insurance: −$650
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,779
• Taxable income: $1,485
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $3,118/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 — Overland

• Score: 61/100
• State rank: #436
• US rank: #17870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overland, MO
• County: Saint Louis County · 888,823 people
• City population: 33,969
• 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

+101.4% since first listed

10 events — show timeline

• 2026-05-23 Pending — MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $129,900 MARIS as Distributed by MLS Grid
• 2019-09-05 Sold (Public Records) $72,000 Public Records
• 2006-08-03 Sold (Public Records) $130,000 Public Records
• 2006-07-26 Sold (Public Records) $88,159 Public Records
• 2006-07-26 Sold (Public Records) — Public Records
• 2005-12-27 Sold (Public Records) $88,159 Public Records
• 2005-09-22 Sold (Public Records) $50,300 Public Records
• 2003-09-02 Sold (Public Records) $64,500 Public Records
• 1987-03-01 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2022): $1,797 · +0.0% YoY. Source: county tax records.