729 Dammert Ave · Lemay, MO 63125

$124,900

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 39 Days on market

Built 1950 5,749 sqft lot $160/sqft · 5% below area Est $132k · 5% 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 +21.2/30.0
• ARV discount +9.9/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• 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 MLS

Investor's welcome! Unbelievable Investment Opportunity in Lemay!Built in 1950, this 2Bdrs, 1Ba, very cute house, with full walk out basement is just waiting for yours finishing touches.Extra large side driveway, some wood floors, some laminate, vinyl windows.Schedule your showing now before this one gets away! Property is to be sold in its current as-is condition with no warranties or representations by the Seller. Seller will not make repairs nor provide any inspections.Listing agent is related to Seller.

Key facts

• Fenced yard
• Full basement
• Updated roof

Tags

• FULL BASEMENT
• LAUNDRY HOOKUPS
• FENCED YARD
• UPDATED ROOF
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No dedicated parking or carport
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One level; House
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Gas oven; Gas range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Other heating; Central air conditioning (electric)
• Interior features: Partially finished basement; Dishwasher; Gas oven; Gas range; Gas water heater
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 146 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $45k; list at $125k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1950 — 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. 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?
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: 1.00% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (median comp): $131,964
• List price: $124,900
• Delta: -5.35%
• 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
816 Regina Ave	0.24mi	2/1.0	798 (+2%)	2mo	$200,000	$251	83
303 Weiss Ave	0.14mi	2/1.0	700 (-10%)	8mo	$169,900	$243	70
121 Mann St	0.41mi	2/2.0	816 (+5%)	4mo	$119,900	$147	66
331 Rauhut Ave	0.39mi	2/1.0	712 (-9%)	2mo	$146,500	$206	65
206 Waller Ave	0.24mi	1/1.0 (-1)	684 (-12%)	1mo	$99,500	$145	63
335 Horn Ave	0.09mi	1/1.0 (-1)	672 (-14%)	6mo	$129,900	$193	62
320 Degenhardt Ave	0.47mi	1/1.0 (-1)	806 (+3%)	7mo	$125,000	$155	62
246 Wachtel Ave	0.35mi	2/1.0	891 (+14%)	4mo	$100,000	$112	57
939 Erskine Ave	0.36mi	2/1.0	894 (+15%)	3mo	$155,000	$173	56
111 W Loretta Ave	0.63mi	2/1.0	845 (+8%)	6mo	$79,900	$95	52
1036 Wachtel Ave	0.43mi	3/1.0 (+1)	888 (+14%)	2mo	$174,900	$197	50
9723 Gentry Ave	0.56mi	2/2.0	672 (-14%)	7mo	$170,000	$253	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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-8,791
• Equity at exit: $18,623

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $7,050
• Equity at exit: $10,799

Cash invested: $34,972 (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: 146
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$655
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $180

Break-even live

Break-even rent $1,026

Max offer price $124,900

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 Dammert Ave Unit Labs St. Louis, MO	2.0	1.5	800	$1,100	$1.38	44d	1	0.02mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	2d	1	0.13mi
207 Waller Ave Saint Louis, MO	2.0	1.0	900	$1,075	$1.19	24d	1	0.25mi
152 W Etta Ave Saint Louis, MO	2.0	1.0	936	$1,274	$1.36	8d	1	0.52mi
8511 Idaho Ave Unit 1st Floor St. Louis, MO	1.0	1.0	750	$850	$1.13	12d	1	0.60mi
127 E Holden Ave Saint Louis, MO	2.0	1.0	1044	$1,200	$1.15	44d	1	0.63mi
8125 Michigan Ave St. Louis, MO	1.0–2.0	1.0–2.0	797	$1,150	$1.44	15d	1	0.86mi
7851 Bandero Dr Saint Louis, MO	1.0–2.0	1.0	800	$1,100	$1.38	12d	1	1.04mi
4236 Fatima Dr Apt 4 St. Louis, MO	1.0	1.0	800	$925	$1.16	11d	1	1.06mi
807 W Courtois St Apt D St. Louis, MO	2.0	1.0	900	$925	$1.03	44d	1	1.08mi
807 W Courtois St Apt B St. Louis, MO	1.0	1.0	600	$735	$1.23	44d	1	1.08mi
813 W Courtois St Apt C St. Louis, MO	2.0	1.0	1000	$895	$0.90	44d	1	1.08mi
815 W Courtois St St. Louis, MO	1.0	1.0	900	$795	$0.88	15d	1	1.08mi
9954 Meadow Ave Saint Louis, MO	2.0	1.0	1100	$1,050	$0.95	4d	1	1.09mi
812 Schirmer St Saint Louis, MO	1.0	1.0	900	$795	$0.88	44d	1	1.10mi
9964 Meadow Ave Saint Louis, MO	1.0	1.0	950	$775	$0.82	8d	1	1.13mi
7614 Virginia Ave Unit 7614 St. Louis, MO	2.0	1.0	750	$750	$1.00	24d	1	1.17mi
3945 Crosby Dr Saint Louis, MO	2.0	1.0	1100	$2,083	$1.89	2d	1	1.18mi
7417 Vermont Ave Unit 103 St. Louis, MO	2.0	2.0	1069	$1,500	$1.40	15d	1	1.29mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	2d	8	1.30mi
125 Koeln Ave Saint Louis, MO	2.0	1.0	833	$1,499	$1.80	44d	1	1.33mi
7320 Vermont Ave Unit 2nd St. Louis, MO	1.0	1.0	710	$750	$1.06	44d	1	1.38mi
274 Kingston Dr St. Louis, MO	2.0	1.0	522	$1,149	$2.20	2d	4	1.44mi
4101 Germania Ave Apt 1A St. Louis, MO	1.0	1.0	800	$925	$1.16	15d	1	1.49mi

Listing history 21 events

1. 2026-06-10
   status $124,900 Pending 39 DOM
2. 2026-06-09
   days on market $124,900 Active 39 DOM
3. 2026-06-08
   days on market $124,900 Active 38 DOM
4. 2026-06-07
   days on market $124,900 Active 37 DOM
5. 2026-06-03
   days on market $124,900 Active 33 DOM
6. 2026-06-02
   days on market $124,900 Active 32 DOM
7. 2026-06-01
   days on market $124,900 Active 31 DOM
8. 2026-05-31
   days on market $124,900 Active 30 DOM
9. 2026-05-01
   listed $124,900 Active 1159-char remark
10. 2019-07-08
    soldstatus $45,000
11. 2019-06-28
    soldstatus Closed 512-char remark

    Show marketing remark (512 chars)

    Investor's welcome! Unbelievable Investment Opportunity in Lemay!Built in 1950, this 2Bdrs, 1Ba, very cute house, with full walk out basement is just waiting for yours finishing touches.Extra large side driveway, some wood floors, some laminate, vinyl windows.Schedule your showing now before this one gets away! Property is to be sold in its current as-is condition with no warranties or representations by the Seller. Seller will not make repairs nor provide any inspections.Listing agent is related to Seller.

12. 2019-06-15
    status Pending 512-char remark

    Show marketing remark (512 chars)

    Investor's welcome! Unbelievable Investment Opportunity in Lemay!Built in 1950, this 2Bdrs, 1Ba, very cute house, with full walk out basement is just waiting for yours finishing touches.Extra large side driveway, some wood floors, some laminate, vinyl windows.Schedule your showing now before this one gets away! Property is to be sold in its current as-is condition with no warranties or representations by the Seller. Seller will not make repairs nor provide any inspections.Listing agent is related to Seller.

13. 2019-06-05
    price $59,500 512-char remark

    Show marketing remark (512 chars)

    Investor's welcome! Unbelievable Investment Opportunity in Lemay!Built in 1950, this 2Bdrs, 1Ba, very cute house, with full walk out basement is just waiting for yours finishing touches.Extra large side driveway, some wood floors, some laminate, vinyl windows.Schedule your showing now before this one gets away! Property is to be sold in its current as-is condition with no warranties or representations by the Seller. Seller will not make repairs nor provide any inspections.Listing agent is related to Seller.

14. 2019-05-16
    price $63,900 512-char remark

    Show marketing remark (512 chars)

    Investor's welcome! Unbelievable Investment Opportunity in Lemay!Built in 1950, this 2Bdrs, 1Ba, very cute house, with full walk out basement is just waiting for yours finishing touches.Extra large side driveway, some wood floors, some laminate, vinyl windows.Schedule your showing now before this one gets away! Property is to be sold in its current as-is condition with no warranties or representations by the Seller. Seller will not make repairs nor provide any inspections.Listing agent is related to Seller.

15. 2019-04-19
    price $69,900 512-char remark

    Show marketing remark (512 chars)

    Investor's welcome! Unbelievable Investment Opportunity in Lemay!Built in 1950, this 2Bdrs, 1Ba, very cute house, with full walk out basement is just waiting for yours finishing touches.Extra large side driveway, some wood floors, some laminate, vinyl windows.Schedule your showing now before this one gets away! Property is to be sold in its current as-is condition with no warranties or representations by the Seller. Seller will not make repairs nor provide any inspections.Listing agent is related to Seller.

16. 2019-04-16
    listed $69,500 Active 512-char remark

    Show marketing remark (512 chars)

    Investor's welcome! Unbelievable Investment Opportunity in Lemay!Built in 1950, this 2Bdrs, 1Ba, very cute house, with full walk out basement is just waiting for yours finishing touches.Extra large side driveway, some wood floors, some laminate, vinyl windows.Schedule your showing now before this one gets away! Property is to be sold in its current as-is condition with no warranties or representations by the Seller. Seller will not make repairs nor provide any inspections.Listing agent is related to Seller.

17. 2019-01-07
    soldstatus Closed

    Show marketing remark (128 chars)

    Auction properties are sold AS IS without any guarantee or warranty by seller. Property may be occupied. Please do not trespass.

18. 2018-12-05
    status Pending

    Show marketing remark (128 chars)

    Auction properties are sold AS IS without any guarantee or warranty by seller. Property may be occupied. Please do not trespass.

19. 2018-09-26
    listed $38,250 Active

    Show marketing remark (128 chars)

    Auction properties are sold AS IS without any guarantee or warranty by seller. Property may be occupied. Please do not trespass.

20. 2010-06-18
    soldstatus $79,900
21. 1983-07-01
    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: $1,247 · $104/mo
• Projected year-2 tax: $1,247 · $104/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: $15,051
• − Mortgage interest: −$6,996
• − Property taxes: −$1,247
• − Insurance: −$624
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,633
• Taxable income: $142
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $2,125/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

+56.3% since first listed

14 events — show timeline

• 2026-06-09 Pending — MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $124,900 MARIS as Distributed by MLS Grid
• 2019-07-08 Sold (Public Records) $45,000 Public Records
• 2019-06-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-06-15 Pending — MARIS as Distributed by MLS Grid
• 2019-06-05 Price Changed $59,500 MARIS as Distributed by MLS Grid
• 2019-05-16 Price Changed $63,900 MARIS as Distributed by MLS Grid
• 2019-04-19 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2019-04-16 Listed $69,500 MARIS as Distributed by MLS Grid
• 2019-01-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-12-05 Pending — MARIS as Distributed by MLS Grid
• 2018-09-26 Listed $38,250 MARIS as Distributed by MLS Grid
• 2010-06-18 Sold (Public Records) $79,900 Public Records
• 1983-07-01 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2022): $1,247 · +1.7% YoY. Source: county tax records.