1129 Haley Ave · Cool Valley, MO 63121

$119,900

4 bd · 1.5 ba · 1,570 sqft · SingleFamily public records · 35 Days on market

Built 1955 7,501 sqft lot $76/sqft · 11% above area Est $111k · 8% over

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +4.0/15.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a "SHORT SALE" PROPERTY SOLD, AS, IS, ALL INSPECTIONS ARE FOR BUYER INFORMATION ONLY, NOT FOR NEGOTIATING PRICE. This spacious home was build for someone that has no interest in walking down into a basement. All 1570 sq. ft. is on the main level. As you enter into the house the living room is present with a wood burning fire place that occupied the corner wall that leads to the hallway that divides the bedrooms. The kitchen and dinning room is right off the family room with another wood burning fire place, which takes you thru 2 double doors to the fenced in back yard with 2 storage sheds. The laundry room and another bedroom is right off the kitchen and the master bedroom has a half bath. For all of you that couldn't make the "OPEN HOUSE" held Sunday,August 24, MISSED IT. The owners painted, cleaned carpets and fixed up the whole house. The before and after looks totally amazing. Come See for yourselves. SpecialListingConditions: Short Sale

Key facts

• Convenient access
• Natural light
• Outdoor space

Tags

• SINGLE-FAMILY RESIDENCE
• WELL-ESTABLISHED NEIGHBORHOOD
• NATURAL LIGHT
• AMPLE STORAGE
• CONVENIENT ACCESS
• OUTDOOR SPACE

Property features AI

Finance

• Other: No pool; Home warranty not included
• Financial info: Lease not considered; No second mortgage reported

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single family residence; One story; House; Above-grade finished living area approximately 1,614 (public records)
• Construction: Brick veneer and vinyl siding; Composition roof; Slab foundation
• Exterior features: Level lot; No patio or porch listed; No fencing

Interior

• Kitchen: Refrigerator included
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Other heating; Central air (electric)
• Interior features: Kitchen/dining room combo; Living room fireplace
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#116 in MO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, health & safety F.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 23 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 43% of the median local income ($43k/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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $93k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1955 — 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 D-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: 1.28% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.07%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (median comp): $111,264
• List price: $119,900
• Delta: 7.76%
• 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
6009 Bermuda Dr	0.31mi	4/2.0	1,575 (+0%)	1mo	$110,000	$70	82
1207 Weleba Ave	0.08mi	4/1.5	1,424 (-9%)	18mo	$129,900	$91	66
107 Woodstock Rd	0.09mi	3/2.5 (-1)	1,446 (-8%)	13mo	$57,500	$40	62
5909 Annex Ct	0.28mi	4/1.0	1,785 (+14%)	0mo	$169,900	$95	62
1312 Willingham Dr	0.35mi	3/2.0 (-1)	1,404 (-11%)	0mo	$135,000	$96	59
6202 Dupree Ave	0.60mi	3/2.0 (-1)	1,568 (-0%)	15mo	$115,000	$73	53
811 Elliott Ave	0.57mi	4/2.0	1,660 (+6%)	14mo	$139,900	$84	50
424 S Clark Ave	0.66mi	3/1.0 (-1)	1,596 (+2%)	12mo	$149,900	$94	49
425 S Clark Ave	0.66mi	3/1.5 (-1)	1,734 (+10%)	2mo	$190,000	$110	45
7827 Skyview dr Dr	0.49mi	4/3.0	1,374 (-12%)	11mo	$199,500	$145	41
335 St Louis Ave	0.73mi	3/1.5 (-1)	1,456 (-7%)	12mo	$155,000	$106	39
709 Wiegel Dr	0.65mi	4/3.0	1,792 (+14%)	11mo	$79,900	$45	31

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.33×
• Total profit: $10,924
• Equity at exit: $17,877

10-year hold

• IRR: 19.1%
• Equity multiple: 2.76×
• Total profit: $59,102
• Equity at exit: $10,367

Cash invested: $33,572 (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 63121

• Rents YoY: 5.2%
• Active inventory: 23
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$629
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $422

Break-even live

Break-even rent $1,004

Max offer price $119,900

Occupancy floor 68%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
846 Elsworth Pl Saint Louis, MO	4.0	1.0	1352	$1,600	$1.18	4d	1	0.30mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	2d	1	0.54mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	14d	1	0.54mi
7808 Winward Dr Saint Louis, MO	3.0	1.0	1434	$1,425	$0.99	22d	1	0.57mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	0.75mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	43d	1	0.93mi
299 Dashwood Dr Saint Louis, MO	3.0	2.0	1920	$1,575	$0.82	23d	1	0.98mi
406 Tiffin Ave Ferguson, MO	4.0	1.0	1888	$1,525	$0.81	43d	1	1.00mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	1.13mi
1006 Highmont Dr Saint Louis, MO	3.0	1.0	1920	$1,550	$0.81	43d	1	1.16mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	23d	1	1.21mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	10d	1	1.28mi

Listing history 24 events

1. 2026-06-18
   days on market $119,900 Active 35 DOM
2. 2026-06-17
   days on market $119,900 Active 34 DOM
3. 2026-06-16
   days on market $119,900 Active 33 DOM
4. 2026-06-15
   pricedays on market $119,900 Active 32 DOM
5. 2026-06-13
   days on market $124,900 Active 30 DOM
6. 2026-06-13
   days on market $124,900 Active 29 DOM
7. 2026-06-09
   days on market $124,900 Active 26 DOM
8. 2026-06-08
   days on market $124,900 Active 25 DOM
9. 2026-06-07
   days on market $124,900 Active 24 DOM
10. 2026-06-05
    days on market $124,900 Active 21 DOM
11. 2026-06-03
    days on market $124,900 Active 20 DOM
12. 2026-06-02
    days on market $124,900 Active 19 DOM
13. 2026-06-01
    days on market $124,900 Active 18 DOM
14. 2026-05-31
    days on market $124,900 Active 17 DOM
15. 2026-05-14
    listed $124,900 Active 1279-char remark
16. 2021-11-02
    soldstatus $93,000
17. 2021-05-05
    soldstatus $45,000
18. 2015-05-20
    soldstatus $30,000
19. 2015-05-18
    soldstatus Closed 985-char remark

    Show marketing remark (985 chars)

    This is a "SHORT SALE" PROPERTY SOLD, AS, IS, ALL INSPECTIONS ARE FOR BUYER INFORMATION ONLY, NOT FOR NEGOTIATING PRICE. This spacious home was build for someone that has no interest in walking down into a basement. All 1570 sq. ft. is on the main level. As you enter into the house the living room is present with a wood burning fire place that occupied the corner wall that leads to the hallway that divides the bedrooms. The kitchen and dinning room is right off the family room with another wood burning fire place, which takes you thru 2 double doors to the fenced in back yard with 2 storage sheds. The laundry room and another bedroom is right off the kitchen and the master bedroom has a half bath. For all of you that couldn't make the "OPEN HOUSE" held Sunday,August 24, MISSED IT. The owners painted, cleaned carpets and fixed up the whole house. The before and after looks totally amazing. Come See for yourselves. SpecialListingConditions: Short Sale

20. 2015-04-14
    historical 985-char remark

    Show marketing remark (985 chars)

    This is a "SHORT SALE" PROPERTY SOLD, AS, IS, ALL INSPECTIONS ARE FOR BUYER INFORMATION ONLY, NOT FOR NEGOTIATING PRICE. This spacious home was build for someone that has no interest in walking down into a basement. All 1570 sq. ft. is on the main level. As you enter into the house the living room is present with a wood burning fire place that occupied the corner wall that leads to the hallway that divides the bedrooms. The kitchen and dinning room is right off the family room with another wood burning fire place, which takes you thru 2 double doors to the fenced in back yard with 2 storage sheds. The laundry room and another bedroom is right off the kitchen and the master bedroom has a half bath. For all of you that couldn't make the "OPEN HOUSE" held Sunday,August 24, MISSED IT. The owners painted, cleaned carpets and fixed up the whole house. The before and after looks totally amazing. Come See for yourselves. SpecialListingConditions: Short Sale

21. 2015-03-11
    listed $30,000 Active 985-char remark

    Show marketing remark (985 chars)

    This is a "SHORT SALE" PROPERTY SOLD, AS, IS, ALL INSPECTIONS ARE FOR BUYER INFORMATION ONLY, NOT FOR NEGOTIATING PRICE. This spacious home was build for someone that has no interest in walking down into a basement. All 1570 sq. ft. is on the main level. As you enter into the house the living room is present with a wood burning fire place that occupied the corner wall that leads to the hallway that divides the bedrooms. The kitchen and dinning room is right off the family room with another wood burning fire place, which takes you thru 2 double doors to the fenced in back yard with 2 storage sheds. The laundry room and another bedroom is right off the kitchen and the master bedroom has a half bath. For all of you that couldn't make the "OPEN HOUSE" held Sunday,August 24, MISSED IT. The owners painted, cleaned carpets and fixed up the whole house. The before and after looks totally amazing. Come See for yourselves. SpecialListingConditions: Short Sale

22. 2006-03-02
    soldstatus $99,900
23. 2005-10-21
    soldstatus $42,000
24. 1994-07-15
    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: $1,369 · $114/mo
• Projected year-2 tax: $1,369 · $114/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $18,448
• − Mortgage interest: −$6,716
• − Property taxes: −$1,369
• − Insurance: −$600
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$3,488
• Taxable income: $3,324
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $4,263/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 of 324 in MO

Livability — Cool Valley

• Score: 71/100
• State rank: #116
• US rank: #7242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cool Valley, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 25,008
• Household income: $42,701
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1611.0

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 (80%)
• Race & ethnicity: Black 80% White 14% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -177.84%
• Current HPI: 100.4494
• Rent YoY: ▲ 5.21%
• 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

+185.5% since first listed

11 events — show timeline

• 2026-06-15 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $124,900 MARIS as Distributed by MLS Grid
• 2021-11-02 Sold (Public Records) $93,000 Public Records
• 2021-05-05 Sold (Public Records) $45,000 Public Records
• 2015-05-20 Sold (Public Records) $30,000 Public Records
• 2015-05-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-04-14 Delisted — MARIS as Distributed by MLS Grid
• 2015-03-11 Listed $30,000 MARIS as Distributed by MLS Grid
• 2006-03-02 Sold (Public Records) $99,900 Public Records
• 2005-10-21 Sold (Public Records) $42,000 Public Records
• 1994-07-15 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2022): $1,369 · +0.3% YoY. Source: county tax records.