1212 Weleba Ave · Cool Valley, MO 63121

$90,000

3 bd · 1.5 ba · 1,196 sqft · SingleFamily public records · 96 Days on market

Built 1955 7,801 sqft lot $75/sqft · 8% below area Est $98k · 8% 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 +30.0/30.0
• ARV discount +11.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Do not disturb occupants. This property is currently tenant-occupied with a long-term resident paying $1,050/month + utilities. Whether you're expanding your rental portfolio or looking for a low-maintenance investment, this property checks all the boxes with consistent income, strong rental demand, and upside potential. Property is being conveyed as-is and the seller reserves the right to accept an offer at any time. The buyer will be responsible for verifying all property details and condition.

Key facts

• 7,801 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% 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: Bermuda Elementary (143 students, 98% FRL); Steam Academy At Msb High Scho (math 12% / reading 62%, grade F, #291 of 521 statewide, top 60%, 437 students, 99% FRL) — zoned schools average 99% FRL vs 70% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 14% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Ferguson-Florissant R-II average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.2%/yr); 23 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 36% 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $90k implies a 200% gain — meaningful room to come down on a strong offer.

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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 11.43%
• Cash-on-cash: 18.34%
• DSCR: 1.82
• GRM: 5.8

CMA / ARV

• ARV (median comp): $97,676
• List price: $90,000
• Delta: -7.86%
• 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
5614 Sanborn Dr	0.28mi	3/1.0	1,120 (-6%)	1mo	$104,999	$94	73
5616 Parchester Dr	0.34mi	3/1.0	1,102 (-8%)	1mo	$84,900	$77	68
8408 Hawkesbury Dr	0.60mi	3/1.5	1,227 (+3%)	2mo	$149,900	$122	66
7832 Dartmoor Dr	0.28mi	4/1.0 (+1)	1,296 (+8%)	3mo	$78,900	$61	64
5533 Donbar Dr	0.45mi	4/1.5 (+1)	1,282 (+7%)	2mo	$180,000	$140	60
5515 Holborn Dr	0.54mi	3/1.0	1,320 (+10%)	3mo	$115,000	$87	53
8408 Hill Ave	0.58mi	3/2.0	1,040 (-13%)	3mo	$95,000	$91	47
238 Emerling Dr	0.65mi	3/2.0	1,032 (-14%)	0mo	$99,900	$97	45
242 Emerling Dr	0.66mi	3/1.0	1,037 (-13%)	1mo	$129,900	$125	44
6016 Dupree Ave	0.48mi	2/1.0 (-1)	1,020 (-15%)	3mo	$34,900	$34	44
5520 Holborn Dr	0.53mi	2/2.0 (-1)	1,032 (-14%)	3mo	$124,000	$120	43
35 Lee Ave	0.68mi	2/1.0 (-1)	1,066 (-11%)	2mo	$65,000	$61	42

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: 12.5%
• Equity multiple: 1.51×
• Total profit: $12,895
• Equity at exit: $13,419

10-year hold

• IRR: 23.1%
• Equity multiple: 3.20×
• Total profit: $55,452
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$472
• Tax from tax record: −$120 /mo · $1,439/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $385

Break-even live

Break-even rent $797

Max offer price $90,000

Occupancy floor 65%

Sensitivity live

Price	-10% $436	-5% $411	+0% $385	+5% $360	+10% $334
Rent	-10% $284	-5% $335	+0% $385	+5% $436	+10% $487
Rate	-1.0pp $431	-0.5pp $408	base $385	+0.5pp $362	+1.0pp $338

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	45d	1	0.11mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	25d	1	0.21mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	45d	1	0.29mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	0d	1	0.29mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	6d	1	0.29mi
846 Elsworth Pl Saint Louis, MO	4.0	1.0	1352	$1,600	$1.18	6d	1	0.38mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	45d	1	0.39mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	25d	1	0.39mi
7808 Winward Dr Saint Louis, MO	3.0	1.0	1434	$1,425	$0.99	23d	1	0.49mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	25d	1	0.54mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	3d	1	0.55mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	16d	1	0.55mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	45d	1	0.56mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	45d	1	0.57mi
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	25d	1	0.57mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	45d	1	0.58mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	45d	1	0.60mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	14d	1	0.61mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	9d	1	0.64mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	0d	1	0.64mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	45d	1	0.66mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	25d	1	0.69mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,025	$1.17	0d	1	0.73mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	45d	1	0.75mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	9d	1	0.80mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	45d	1	0.82mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	45d	1	0.87mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	45d	1	0.90mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	45d	1	0.92mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	22d	1	0.95mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	25d	1	0.95mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	16d	1	0.96mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	25d	1	0.99mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	45d	1	1.02mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$975	$1.23	0d	1	1.03mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	45d	1	1.08mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	45d	1	1.08mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	45d	1	1.08mi
224 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$995	$1.06	0d	1	1.11mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	45d	1	1.16mi

Listing history 26 events

1. 2026-06-21
   days on market $90,000 Active 96 DOM
2. 2026-06-18
   days on market $90,000 Active 93 DOM
3. 2026-06-17
   days on market $90,000 Active 92 DOM
4. 2026-06-16
   days on market $90,000 Active 91 DOM
5. 2026-06-15
   days on market $90,000 Active 90 DOM
6. 2026-06-13
   days on market $90,000 Active 88 DOM
7. 2026-06-13
   days on market $90,000 Active 87 DOM
8. 2026-06-09
   days on market $90,000 Active 84 DOM
9. 2026-06-08
   days on market $90,000 Active 83 DOM
10. 2026-06-07
    days on market $90,000 Active 82 DOM
11. 2026-06-05
    days on market $90,000 Active 79 DOM
12. 2026-06-03
    days on market $90,000 Active 78 DOM
13. 2026-06-02
    days on market $90,000 Active 77 DOM
14. 2026-06-01
    days on market $90,000 Active 76 DOM
15. 2026-05-31
    days on market $90,000 Active 75 DOM
16. 2026-04-25
    price $90,000 502-char remark

    Show marketing remark (502 chars)

    Do not disturb occupants. This property is currently tenant-occupied with a long-term resident paying $1,050/month + utilities. Whether you're expanding your rental portfolio or looking for a low-maintenance investment, this property checks all the boxes with consistent income, strong rental demand, and upside potential. Property is being conveyed as-is and the seller reserves the right to accept an offer at any time. The buyer will be responsible for verifying all property details and condition.

17. 2026-03-17
    listed $100,000 Active 502-char remark

    Show marketing remark (502 chars)

    Do not disturb occupants. This property is currently tenant-occupied with a long-term resident paying $1,050/month + utilities. Whether you're expanding your rental portfolio or looking for a low-maintenance investment, this property checks all the boxes with consistent income, strong rental demand, and upside potential. Property is being conveyed as-is and the seller reserves the right to accept an offer at any time. The buyer will be responsible for verifying all property details and condition.

18. 2026-01-01
    listed $2,000,000 Active
19. 2015-04-10
    soldstatus $30,000
20. 2015-04-10
    soldstatus $37,500
21. 2015-04-10
    soldstatus $37,500
22. 2015-01-26
    soldstatus $23,000
23. 2015-01-22
    soldstatus
24. 2015-01-14
    listed $28,000
25. 2009-10-07
    soldstatus $35,000
26. 1996-01-12
    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: $1,439 · $120/mo
• Projected year-2 tax: $1,439 · $120/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: $15,412
• − Mortgage interest: −$5,041
• − Property taxes: −$1,439
• − Insurance: −$450
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$2,618
• Taxable income: $3,397
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $3,807/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

+157.1% since first listed

11 events — show timeline

• 2026-04-25 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2026-03-17 Listed $100,000 MARIS as Distributed by MLS Grid
• 2026-01-01 Listed $2,000,000 MARIS as Distributed by MLS Grid
• 2015-04-10 Sold (Public Records) $37,500 Public Records
• 2015-04-10 Sold (Public Records) $37,500 Public Records
• 2015-04-10 Sold (Public Records) $30,000 Public Records
• 2015-01-26 Sold (Public Records) $23,000 Public Records
• 2015-01-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-01-14 Listed $28,000 MARIS as Distributed by MLS Grid
• 2009-10-07 Sold (Public Records) $35,000 Public Records
• 1996-01-12 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2022): $1,439 · +0.3% YoY. Source: county tax records.