1332 Langholm Dr · Old Jamestown, MO 63031

$159,900

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 18 Days on market

Built 1972 6,394 sqft lot Est $173k · 7% 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 +24.3/30.0
• ARV discount +10.9/15.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this move-in ready, beautifully upgraded home packed with modern features! Enjoy a full suite of brand-new stainless steel appliances, including a refrigerator, electric stove, dishwasher, microwave, and garbage disposal. Inside, you'll love the ceramic tile flooring and fresh new carpet in all three bedrooms. Major updates like a brand-new HVAC system and tankless water heater give you comfort and efficiency from day one. The fully remodeled kitchen shines with granite countertops and warm wood cabinetry perfect for cooking and gathering. Step outside to a great outdoor deck overlooking a fully fenced backyard, ideal for entertaining, pets, or simply relaxing. This home truly ha

Key facts

• New carpet
• Remodeled kitchen
• Hvac system

Tags

• STAINLESS STEEL APPLIANCES
• CERAMIC TILE FLOORING
• NEW CARPET
• HVAC SYSTEM
• TANKLESS WATER HEATER
• REMODELED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Zoned schools: Brown Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 335 students, 65% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $160k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $172,788
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1332 Langholm Dr	0.00mi	3/1.0	924 (0%)	1mo	$159,900	$173	99
1577 Boardwalk Ave	0.49mi	3/1.5	962 (+4%)	4mo	$179,900	$187	65
1323 Kew Gardens Dr	0.23mi	4/2.0 (+1)	950 (+3%)	14mo	$218,000	$229	64
3012 Oriental Dr	0.58mi	3/1.0	912 (-1%)	10mo	$149,375	$164	63
733 Mediterranean Dr	0.66mi	3/1.0	950 (+3%)	3mo	$219,900	$231	62
838 Liberty Village Dr	0.48mi	3/2.0	919 (-0%)	12mo	$169,000	$184	62
3035 Matlock Dr	0.53mi	3/2.0	950 (+3%)	6mo	$182,000	$192	62
3175 Chicory Creek Ln	0.29mi	2/1.0 (-1)	837 (-9%)	5mo	$139,900	$167	61
3006 Chance	0.64mi	3/1.0	912 (-1%)	10mo	$195,000	$214	60
1547 Boardwalk Ave	0.48mi	3/1.5	912 (-1%)	17mo	$130,000	$143	59
1266 Borden Dr	0.31mi	3/1.5	1,040 (+13%)	8mo	$178,000	$171	56
3611 Heather Trails Dr	0.17mi	3/3.0	1,053 (+14%)	19mo	$229,000	$217	45

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,265
• Equity at exit: $23,842

10-year hold

• IRR: 9.0%
• Equity multiple: 1.73×
• Total profit: $32,550
• Equity at exit: $13,825

Cash invested: $44,772 (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 63031

• Rents YoY: 4.3%
• Active inventory: 271
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$839
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $322

Break-even live

Break-even rent $1,268

Max offer price $159,900

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	1d	1	0.02mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	43d	1	0.56mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	7d	1	0.72mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	0.72mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	23d	1	0.91mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	43d	1	1.00mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	1.48mi

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-04-02
   listed $159,900 Active
3. 2011-06-06
   soldstatus $67,889
4. 2003-08-04
   soldstatus $74,900
5. 2002-12-27
   soldstatus $50,000
6. 2000-01-06
   soldstatus $56,000
7. 1983-05-01
   soldstatus
8. 1981-09-01
   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: $1,160 · $97/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$391/yr (+$33/mo · 33.8%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,110
• − Mortgage interest: −$8,957
• − Property taxes: −$1,160
• − Insurance: −$800
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$4,652
• Taxable income: $1,325
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $3,547/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): 50,196
• Household income: $70,811
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1279.0

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 0.58)
• Race & ethnicity: White 49% Black 41% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 3% Swedish 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 2% Arabic 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: ▼ -223.57%
• Current HPI: 202.7192
• Rent YoY: ▲ 4.27%
• 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

8 events — show timeline

• 2026-04-20 Pending — MARIS as Distributed by MLS Grid
• 2026-04-02 Listed $159,900 MARIS as Distributed by MLS Grid
• 2011-06-06 Sold (Public Records) $67,889 Public Records
• 2003-08-04 Sold (Public Records) $74,900 Public Records
• 2002-12-27 Sold (Public Records) $50,000 Public Records
• 2000-01-06 Sold (Public Records) $56,000 Public Records
• 1983-05-01 Sold (Public Records) — Public Records
• 1981-09-01 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2022): $1,160 · +1.4% YoY. Source: county tax records.