12303 White Cap Ln · Old Jamestown, MO 63033

$129,900

2 bd · 2.0 ba · 1,436 sqft · Condo public records · 2 Days on market

Built 1985 $297/mo HOA · 16% of rent

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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 +23.8/30.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

This impeccably maintained 2-bedroom, 3-bath ranch-style condominium offers over 2,000 square feet of comfortable living space, including a beautifully finished lower level. Nestled in the desirable Paddock Lake community, you will enjoy scenic lake views as you arrive home each day. This property features a rear-entry 2-car garage situated at the end of a quiet cul-de-sac, and ample guest parking on the large grassy area in front. Inside, the welcoming entry foyer opens to a bright and spacious living and dining area, complete with a cozy wood-burning fireplace and charming box window—add some pillows for a reading nook or sitting area. Stylish luxury vinyl plank flooring has been re

Key facts

• Walk-in closet
• Finished basement
• View of the lake

Tags

• FINISHED BASEMENT
• VIEW OF THE LAKE
• PRIVATE LAUNDRY CLOSET
• WOODBURNING FIREPLACE
• WALK-IN CLOSET
• NEWER ELECTRIC RANGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 8.6% vs local median 5.3% in Old Jamestown — 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 66/100 on livability (#247 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $105k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $129,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.62×
• Total profit: $95,455
• Equity at exit: $117,024

10-year hold

• IRR: 30.2%
• Equity multiple: 8.97×
• Total profit: $289,788
• Equity at exit: $252,367

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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 218
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$681
• Tax from tax record: −$144 /mo · $1,734/yr
• Insurance: −$54
• HOA: −$297
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $250

Break-even live

Break-even rent $1,490

Max offer price $129,900

Occupancy floor 81%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12810 Verwood Dr Florissant, MO	3.0	2.0	1408	$2,026	$1.44	44d	1	0.48mi
6431 Brown Fox Dr Florissant, MO	3.0	2.0	1105	$1,905	$1.72	22d	1	0.72mi
12887 Fox Haven Dr Florissant, MO	3.0	2.0	1135	$1,750	$1.54	44d	1	0.80mi
5454 Misty Crossing Ct Florissant, MO	3.0	3.0	1518	$2,196	$1.45	7d	1	1.21mi
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,035	$0.96	2d	3	1.40mi
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	7d	1	1.42mi

HOA detail condo

• Monthly dues: $297 · $3,564/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $129,900 Active 2 DOM
2. 2026-06-17
   pricestatusdays on marketlisting id $129,900 Active 1 DOM
3. 2026-04-07
   price $134,900
4. 2026-03-30
   price $144,900
5. 2026-03-12
   price $149,900
6. 2026-02-28
   listed $159,900 Active
7. 2026-02-27
   historical
8. 2025-12-03
   historical
9. 2002-06-14
   soldstatus $105,000
10. 1996-10-28
    soldstatus
11. 1994-01-11
    soldstatus
12. 1989-10-01
    soldstatus $105,000

ⓘ 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: $1,734 · $144/mo
• Projected year-2 tax: $1,734 · $144/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,677
• − Mortgage interest: −$7,276
• − Property taxes: −$1,734
• − Insurance: −$650
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − HOA: −$3,564
• − Depreciation: −$3,779
• Taxable income: $1,206
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,714/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 of 324 in MO

Livability — Old Jamestown

• Score: 66/100
• State rank: #247
• US rank: #12156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 19,557
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,056
• Household income: $66,776
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1429.0

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 (71%)
• Race & ethnicity: Black 71% White 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 13.78%
• Current HPI: 570.6
• Rent YoY: ▲ 7.51%
• 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

+28.5% since first listed

10 events — show timeline

• 2026-04-07 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2026-03-30 Price Changed $144,900 MARIS as Distributed by MLS Grid
• 2026-03-12 Price Changed $149,900 MARIS as Distributed by MLS Grid
• 2026-02-28 Listed $159,900 MARIS as Distributed by MLS Grid
• 2026-02-27 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-12-03 Coming Soon — MARIS as Distributed by MLS Grid
• 2002-06-14 Sold (Public Records) $105,000 Public Records
• 1996-10-28 Sold (Public Records) — Public Records
• 1994-01-11 Sold (Public Records) — Public Records
• 1989-10-01 Sold (Public Records) $105,000 Public Records

Property tax history

+2.7%/yr

Latest (2022): $1,734 · +5.6% YoY. Source: county tax records.