9299 Lucas And Hunt Rd · Moline Acres, MO 63136

$85,000

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 52 Days on market

Built 1954 0.36 ac lot $71/sqft · 5% above area Est $81k · 5% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +6.9/10.0
• ARV discount +5.1/15.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Great Buy for an investor to add to your portfolio or buyer that don't mind doing a little TLC to make it your own! All Brick Home, 2 bedrooms, 2 bathrooms, full walkout basement with 2 bonus rooms in basement!!! So much house to really get a bang for your buck! Cozy wood panel wall family room with fireplace and lots of lighting. 1 car garage and Huge Backyard to enjoy. Updated Roof (7 yrs old), A/C Furnace (2 years old), Water Heater (5 years old) Property being sold AS - IS. Submit all offers on Special Contract.

Key facts

• 0.36 acre lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#480 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D, schools F.
• Riverview Gardens (suburban): math 2% / reading 9% proficiency, ranked #324 of 324 in MO (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 36% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $85k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1954 — 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. 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?
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: 1.43% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.47%
• DSCR: 1.87
• GRM: 5.8

CMA / ARV

• ARV (median comp): $80,650
• List price: $85,000
• Delta: 5.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2225 Kerwin Dr	0.30mi	3/1.0 (+1)	1,135 (-6%)	2mo	$135,900	$120	70
9737 Wendell Dr	0.47mi	3/1.0 (+1)	1,183 (-2%)	4mo	$60,000	$51	67
2035 Sun Valley Dr	0.35mi	3/2.0 (+1)	1,170 (-3%)	4mo	$68,900	$59	66
2360 Chambers Rd	0.66mi	2/1.0	1,168 (-3%)	1mo	$44,900	$38	64
9922 Lanier Dr	0.51mi	3/1.0 (+1)	1,159 (-4%)	5mo	$85,000	$73	61
2568 Dorwood Dr	0.45mi	2/1.0	1,336 (+11%)	4mo	$105,000	$79	58
8871 Boyce Pl	0.62mi	3/2.0 (+1)	1,250 (+4%)	4mo	$149,900	$120	53
8870 Saint Cyr Dr	0.71mi	3/1.0 (+1)	1,131 (-6%)	2mo	$39,900	$35	51
9533 Winkler Dr	0.56mi	3/2.0 (+1)	1,104 (-8%)	4mo	$144,900	$131	48
2410 Netherwood Dr	0.59mi	3/2.0 (+1)	1,320 (+10%)	1mo	$85,100	$64	47
9939 Duke Dr	0.58mi	3/1.0 (+1)	1,040 (-14%)	3mo	$102,000	$98	43
2414 Castle Dr	0.60mi	3/1.5 (+1)	1,054 (-12%)	4mo	$130,000	$123	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.72×
• Total profit: $40,913
• Equity at exit: $42,057

10-year hold

• IRR: 29.6%
• Equity multiple: 5.66×
• Total profit: $110,792
• Equity at exit: $67,971

Cash invested: $23,800 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$446
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $386

Break-even live

Break-even rent $729

Max offer price $85,000

Occupancy floor 63%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	44d	1	0.08mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	0.38mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.42mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	0.49mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.50mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	23d	1	0.52mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	0.59mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	0.66mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	0.66mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.66mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	0.78mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.78mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	44d	1	0.84mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.84mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.85mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	0.87mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	0.88mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.90mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	0.90mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	44d	1	0.91mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.95mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	0.99mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	1.00mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	23d	1	1.02mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	1.06mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	3d	1	1.06mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	1.07mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	1.10mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	1.11mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.12mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.13mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	1.15mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	44d	1	1.16mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	1.18mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	1.19mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	1.20mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	1.21mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	1.22mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	1.23mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	1.23mi

Listing history 29 events

1. 2026-06-18
   days on market $85,000 Active 52 DOM
2. 2026-06-17
   days on market $85,000 Active 51 DOM
3. 2026-06-16
   days on market $85,000 Active 50 DOM
4. 2026-06-15
   days on market $85,000 Active 49 DOM
5. 2026-06-13
   days on market $85,000 Active 47 DOM
6. 2026-06-13
   days on market $85,000 Active 46 DOM
7. 2026-06-09
   days on market $85,000 Active 43 DOM
8. 2026-06-08
   days on market $85,000 Active 42 DOM
9. 2026-06-07
   days on market $85,000 Active 41 DOM
10. 2026-06-05
    days on market $85,000 Active 38 DOM
11. 2026-06-03
    days on market $85,000 Active 37 DOM
12. 2026-06-02
    days on market $85,000 Active 36 DOM
13. 2026-06-01
    days on market $85,000 Active 35 DOM
14. 2026-05-31
    days on market $85,000 Active 34 DOM
15. 2026-05-19
    status Active 522-char remark

    Show marketing remark (522 chars)

    Great Buy for an investor to add to your portfolio or buyer that don't mind doing a little TLC to make it your own! All Brick Home, 2 bedrooms, 2 bathrooms, full walkout basement with 2 bonus rooms in basement!!! So much house to really get a bang for your buck! Cozy wood panel wall family room with fireplace and lots of lighting. 1 car garage and Huge Backyard to enjoy. Updated Roof (7 yrs old), A/C Furnace (2 years old), Water Heater (5 years old) Property being sold AS - IS. Submit all offers on Special Contract.

16. 2026-05-08
    status Pending 522-char remark

    Show marketing remark (522 chars)

    Great Buy for an investor to add to your portfolio or buyer that don't mind doing a little TLC to make it your own! All Brick Home, 2 bedrooms, 2 bathrooms, full walkout basement with 2 bonus rooms in basement!!! So much house to really get a bang for your buck! Cozy wood panel wall family room with fireplace and lots of lighting. 1 car garage and Huge Backyard to enjoy. Updated Roof (7 yrs old), A/C Furnace (2 years old), Water Heater (5 years old) Property being sold AS - IS. Submit all offers on Special Contract.

17. 2026-04-29
    price $85,000 522-char remark

    Show marketing remark (522 chars)

    Great Buy for an investor to add to your portfolio or buyer that don't mind doing a little TLC to make it your own! All Brick Home, 2 bedrooms, 2 bathrooms, full walkout basement with 2 bonus rooms in basement!!! So much house to really get a bang for your buck! Cozy wood panel wall family room with fireplace and lots of lighting. 1 car garage and Huge Backyard to enjoy. Updated Roof (7 yrs old), A/C Furnace (2 years old), Water Heater (5 years old) Property being sold AS - IS. Submit all offers on Special Contract.

18. 2026-04-17
    listed $99,000 Active 522-char remark

    Show marketing remark (522 chars)

    Great Buy for an investor to add to your portfolio or buyer that don't mind doing a little TLC to make it your own! All Brick Home, 2 bedrooms, 2 bathrooms, full walkout basement with 2 bonus rooms in basement!!! So much house to really get a bang for your buck! Cozy wood panel wall family room with fireplace and lots of lighting. 1 car garage and Huge Backyard to enjoy. Updated Roof (7 yrs old), A/C Furnace (2 years old), Water Heater (5 years old) Property being sold AS - IS. Submit all offers on Special Contract.

19. 2026-04-17
    historical $99,000 522-char remark

    Show marketing remark (522 chars)

    Great Buy for an investor to add to your portfolio or buyer that don't mind doing a little TLC to make it your own! All Brick Home, 2 bedrooms, 2 bathrooms, full walkout basement with 2 bonus rooms in basement!!! So much house to really get a bang for your buck! Cozy wood panel wall family room with fireplace and lots of lighting. 1 car garage and Huge Backyard to enjoy. Updated Roof (7 yrs old), A/C Furnace (2 years old), Water Heater (5 years old) Property being sold AS - IS. Submit all offers on Special Contract.

20. 2025-10-27
    price $89,900
21. 2025-10-07
    listed $99,900 Active
22. 2016-04-08
    soldstatus $19,000
23. 2016-04-05
    soldstatus Closed
24. 2016-03-20
    historical
25. 2016-03-16
    price $19,900
26. 2016-03-09
    status Active
27. 2015-11-17
    soldstatus $66,000
28. 2015-11-16
    historical
29. 2015-11-03
    listed $22,900 Active

ⓘ 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: $1,139 · $95/mo
• Projected year-2 tax: $1,139 · $95/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,617
• − Mortgage interest: −$4,761
• − Property taxes: −$1,139
• − Insurance: −$425
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,473
• Taxable income: $3,480
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $3,799/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: Riverview Gardens
• NCES district ID: 2926670
• Math proficiency: 2% ▼ -6.00%
• Reading proficiency: 9% ▼ -6.00%
• Median HH income: $32,759
• Composite: 4.22/100
• National rank: #10058
• State rank: #324 of 324 in MO

Livability — Moline Acres

• Score: 60/100
• State rank: #480
• US rank: #18899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 Black (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

+271.2% since first listed

15 events — show timeline

• 2026-05-19 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-08 Pending — MARIS as Distributed by MLS Grid
• 2026-04-29 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $99,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $99,000 MARIS as Distributed by MLS Grid
• 2025-10-27 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2025-10-07 Listed $99,900 MARIS as Distributed by MLS Grid
• 2016-04-08 Sold (Public Records) $19,000 Public Records
• 2016-04-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-03-20 Delisted — MARIS as Distributed by MLS Grid
• 2016-03-16 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2016-03-09 Relisted — MARIS as Distributed by MLS Grid
• 2015-11-17 Sold (Public Records) $66,000 Public Records
• 2015-11-16 Delisted — MARIS as Distributed by MLS Grid
• 2015-11-03 Listed $22,900 MARIS as Distributed by MLS Grid

Property tax history

-0.8%/yr

Latest (2022): $1,139 · +0.4% YoY. Source: county tax records.