971 Dammert Ave · Lemay, MO 63125

$75,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 8 Days on market

Built 1915 7,405 sqft lot Est $140k · 46% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The big items are complete - newer roof, hvac, electric hot water heater, vinyl siding, insulated windows and circuit breaker electric. Enjoy the benefit of having a huge side yard - "just an idea" but the yard has plenty room for a oversized garage.

Key facts

• 7,405 sq ft lot
• Built 1915
• Listed 8 days

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Open lot (approx. 60 x 120); Above-grade finished area recorded as 672; Listing expected active date: 2026-06-01
• Financial info: Lease not considered

Exterior

• Parking: Paver block parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Architectural shingle roof; Basement present
• Exterior features: Covered front porch; Porch; Awnings; Private yard; Partial fencing; Storm doors

Interior

• Kitchen: No appliances listed
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Combination flooring; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning; Full basement with 8 ft+ poured foundation
• Interior features: High ceilings; Insulated windows
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $75k).
• Cap rate 9.0% vs local median 5.3% in Lemay — 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 67/100 on livability (#213 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime F.
• Hancock Place (suburban): math 30% / reading 34% proficiency, ranked #251 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hancock Place Elem. (math 34% / reading 34%, grade F, #739 of 1,115 statewide, top 67%, 616 students, 74% FRL); Hancock Sr. High (math 22% / reading 47%, grade F, #321 of 521 statewide, top 67%, 389 students, 91% FRL) — zoned schools average 83% FRL vs 57% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 is only 17% of the median local income ($62k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $75,000

Questions for the listing agent

1. Built in 1915 — 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 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?
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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Rauhut Ave	0.15mi	2/1.0 (+1)	712 (+6%)	2mo	$146,500	$206	76
9723 Gentry Ave	0.19mi	2/2.0 (+1)	672 (0%)	7mo	$170,000	$253	76
335 Horn Ave	0.47mi	1/1.0	672 (0%)	6mo	$129,900	$193	73
1408 Dammert Ave	0.23mi	1/1.0	720 (+7%)	8mo	$164,900	$229	71
206 Waller Ave	0.60mi	1/1.0	684 (+2%)	1mo	$99,500	$145	68
223 W Felton Ave	0.37mi	2/1.0 (+1)	624 (-7%)	4mo	$63,690	$102	63
1710 Telegraph Rd	0.41mi	2/2.0 (+1)	700 (+4%)	3mo	$90,000	$129	62
303 Weiss Ave	0.42mi	2/1.0 (+1)	700 (+4%)	8mo	$169,900	$243	62
1214 Wachtel Ave	0.12mi	2/1.5 (+1)	768 (+14%)	9mo	$159,900	$208	56
301 Weiss Ave	0.42mi	2/1.0 (+1)	720 (+7%)	10mo	$164,900	$229	55
407 Morris Ave	0.54mi	2/1.0 (+1)	744 (+11%)	10mo	$162,500	$218	44
208 W Arlee Ave	0.47mi	2/1.0 (+1)	764 (+14%)	12mo	$132,500	$173	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,522
• Equity at exit: $11,183

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $12,404
• Equity at exit: $6,485

Cash invested: $21,000 (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 63125

• Active inventory: 148
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $870 high
• Mortgage (P&I): −$393
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $167

Break-even live

Break-even rent $659

Max offer price $75,000

Occupancy floor 76%

Sensitivity live

Price	-10% $209	-5% $188	+0% $167	+5% $145	+10% $124
Rent	-10% $98	-5% $132	+0% $167	+5% $201	+10% $235
Rate	-1.0pp $204	-0.5pp $186	base $167	+0.5pp $147	+1.0pp $127

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9982 S Broadway Unit 5R St. Louis, MO	—	1.0	500	$650	$1.30	25d	1	0.88mi
9982 S Broadway Unit 2R St. Louis, MO	—	1.0	500	$685	$1.37	45d	1	0.88mi
9982 S Broadway Unit 4R St. Louis, MO	—	1.0	500	$675	$1.35	45d	1	0.88mi
9982 S Broadway Unit 3L St. Louis, MO	—	1.0	500	$650	$1.30	17d	1	0.88mi
8511 Idaho Ave Unit 1st Floor St. Louis, MO	1.0	1.0	750	$850	$1.13	13d	1	1.01mi
274 Kingston Dr St. Louis, MO	2.0	1.0	522	$999	$1.91	0d	4	1.08mi
8125 Michigan Ave St. Louis, MO	1.0–2.0	1.0–2.0	797	$820	$1.03	16d	1	1.25mi
315 Sigsbee Ave Saint Louis, MO	2.0	1.0	700	$850	$1.21	23d	1	1.41mi
7851 Bandero Dr Saint Louis, MO	1.0–2.0	1.0	800	$1,000	$1.25	13d	1	1.45mi
807 W Courtois St Apt B St. Louis, MO	1.0	1.0	600	$735	$1.23	45d	1	1.47mi
1908 Via Veneto Dr St. Louis, MO	1.0–2.0	1.0	800	$929	$1.16	3d	3	1.48mi

Listing history 8 events

1. 2026-06-08
   statusdays on market $75,000 Pending 8 DOM
2. 2026-06-07
   days on market $75,000 Active 7 DOM
3. 2026-06-03
   days on market $75,000 Active 3 DOM
4. 2026-06-02
   days on market $75,000 Active 2 DOM
5. 2026-06-01
   statusdays on market $75,000 Active 1 DOM
6. 2026-05-31
   days on market $75,000 Coming Soon 3 DOM
7. 2026-05-28
   historical $75,000
8. 1952-05-06
   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: $1,152 · $96/mo
• Projected year-2 tax: $1,152 · $96/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 ≥108°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,440
• − Mortgage interest: −$4,201
• − Property taxes: −$1,152
• − Insurance: −$375
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$2,182
• Taxable income: $859
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $1,794/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: Hancock Place
• NCES district ID: 2913620
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $41,890
• Composite: 27.08/100
• National rank: #7048
• State rank: #251 of 324 in MO

Livability — Lemay

• Score: 67/100
• State rank: #213
• US rank: #10652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lemay, MO
• County: Saint Louis County · 888,823 people
• City population: 33,294
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,294
• Household income: $61,624
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 631.0

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 White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: American 9% Romanian 3% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 83% English-only · Russian/Polish/Slavic 11% Spanish 3% Vietnamese 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: ▼ -173.27%
• Current HPI: 234.3792
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-28 Coming Soon $75,000 MARIS as Distributed by MLS Grid
• 1952-05-06 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2022): $1,152 · +1.7% YoY. Source: county tax records.