5599 Anna Lee Dr · High Ridge, MO 63051

$59,900

2 bd · 1.0 ba · 572 sqft · Other public records · 10 Days on market

Built 1971 0.44 ac lot ↓ 45% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ADORABLE starter home on just under 1/2 acre offers 2 Bedrooms and 1 Bathroom and is completely RENOVATED. The bright kitchen features new countertops, freshly painted cabinets, a dishwasher, electric stove, and a refrigerator! The bathroom has a large vanity with a beautiful countertop, new bathtub and shower surround, as well as new flooring. This home offers privacy and serenity as it is the last home on the road. The backyard backs to woods and offers a concrete pad perfect for a lawncare/garden shed. Cheaper than renting! Ask how to purchase this home with NO MONEY DOWN! *USDA Eligible* - Schedule a showing today!

Key facts

• Generous lot
• Outdoor space
• 0.44 acre lot

Tags

• PARTIALLY FINISHED BASEMENT
• DEDICATED OFF-STREET PARKING
• GENEROUS LOT
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Well water; Septic tank; Electric service (other)
• Home design: Single family residence; One level
• Construction: Vinyl siding; Other construction materials
• Exterior features: Adjoins wooded area; Off-street parking

Interior

• Bedrooms: 2 bedrooms total; 1 bedroom on the main level; 1 bedroom on a lower level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement with walk-out access; Central air

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 17.9% vs local median 3.1% in High Ridge — 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 71/100 on livability (#108 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Northwest R-I (suburban): math 37% / reading 43% proficiency, ranked #128 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: House Springs Elem. (math 35% / reading 38%, grade F, #656 of 1,115 statewide, top 59%, 481 students, 44% FRL); Northwest High (math 26% / reading 56%, grade F, #236 of 521 statewide, top 45%, 1,841 students, 27% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 108 active listings in the ZIP; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1971 — 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. 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.
5. 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.
6. 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: 2.08% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.37%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 2.62×
• Total profit: $27,138
• Equity at exit: $8,931

10-year hold

• IRR: 44.5%
• Equity multiple: 5.24×
• Total profit: $71,113
• Equity at exit: $5,179

Cash invested: $16,772 (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 63051

• Active inventory: 108
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $578

Break-even live

Break-even rent $515

Max offer price $59,900

Occupancy floor 49%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $59,900 Active 10 DOM
2. 2026-06-17
   days on market $59,900 Active 9 DOM
3. 2026-06-16
   days on market $59,900 Active 8 DOM
4. 2026-06-15
   days on market $59,900 Active 7 DOM
5. 2026-06-13
   days on market $59,900 Active 5 DOM
6. 2026-06-13
   days on market $59,900 Active 4 DOM
7. 2026-06-08
   remarks 526-char remark
8. 2026-06-08
   listed $59,900 Active 1 DOM

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $809 · $67/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,958
• − Mortgage interest: −$3,355
• − Property taxes: −$809
• − Insurance: −$300
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$1,743
• Taxable income: $6,359
• Est. tax owed @ 24.0%: −$1,526
• After-tax cash flow: $5,413/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: Northwest R-I
• NCES district ID: 2922890
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $55,998
• Composite: 35.05/100
• National rank: #5034
• State rank: #128 of 324 in MO

Livability — High Ridge

• Score: 71/100
• State rank: #108
• US rank: #7007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,589

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 3% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -189.81%
• Current HPI: 209.5904
• Rent YoY: —
• Metro: —
• 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

-45.5% since first listed

6 events — show timeline

• 2026-06-08 Listed $59,900 MARIS as Distributed by MLS Grid
• 2021-05-20 Sold (Public Records) — Public Records
• 2021-05-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-19 Pending — MARIS as Distributed by MLS Grid
• 2021-02-12 Pending — MARIS as Distributed by MLS Grid
• 2021-01-29 Listed $109,900 MARIS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $809 · +6.1% YoY. Source: county tax records.