3448 Helena Acres Dr · Imperial, MO 63052

$109,900

4 bd · 1.5 ba · 1,912 sqft · Other public records · 87 Days on market

Built 1967 1.05 ac lot $57/sqft · 56% below area ↓ 7% 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
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks at 3448 Helena Acres Drive—a hidden gem waiting for the right vision and a fresh start. Nestled on a secluded lot, this property offers privacy and space that’s increasingly hard to find, making it the perfect canvas for your next renovation project. The home features two bedrooms and one full bathroom, along with a unique loft area above the garage that includes multiple rooms—ideal for transforming into a guest suite, studio, workspace, or additional living area. While the house is in need of significant repairs, it presents a rare chance to design and customize every detail to your taste. Whether you’re an investor, builder, or buyer with a passion for restoration, this property offers endless potential to create something truly special. Bring your imagination and tools—this is your chance to reimagine and rebuild in a peaceful, tucked-away setting.

Key facts

• Unique loft area
• Secluded lot
• Guest suite

Tags

• SECLUDED LOT
• UNIQUE LOFT AREA
• GUEST SUITE
• WORKSPACE
• ADDITIONAL LIVING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.3% in Imperial — 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 62/100 on livability (#389 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D+, amenities F, commute F.
• Fox C-6 (suburban): math 35% / reading 50% proficiency, ranked #103 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 123 active listings in the ZIP; solid renter incomes; 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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: 1.71% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.93%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $247,253
• List price: $109,900
• Delta: -55.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.1%
• Equity multiple: 1.90×
• Total profit: $27,840
• Equity at exit: $16,386

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $83,123
• Equity at exit: $9,502

Cash invested: $30,772 (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 63052

• Active inventory: 123
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,884 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$150 /mo · $1,806/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $716

Break-even live

Break-even rent $978

Max offer price $109,900

Occupancy floor 57%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $109,900 Active 87 DOM
2. 2026-06-17
   days on market $109,900 Active 86 DOM
3. 2026-06-16
   days on market $109,900 Active 85 DOM
4. 2026-06-15
   days on market $109,900 Active 84 DOM
5. 2026-06-13
   days on market $109,900 Active 82 DOM
6. 2026-06-13
   pricedays on market $109,900 Active 81 DOM
7. 2026-06-09
   days on market $119,900 Active 78 DOM
8. 2026-06-08
   days on market $119,900 Active 77 DOM
9. 2026-06-07
   days on market $119,900 Active 76 DOM
10. 2026-06-03
    days on market $119,900 Active 72 DOM
11. 2026-06-02
    days on market $119,900 Active 71 DOM
12. 2026-06-01
    days on market $119,900 Active 70 DOM
13. 2026-05-31
    days on market $119,900 Active 69 DOM
14. 2026-04-21
    price $129,900 915-char remark

    Show marketing remark (915 chars)

    Opportunity knocks at 3448 Helena Acres Drive—a hidden gem waiting for the right vision and a fresh start. Nestled on a secluded lot, this property offers privacy and space that’s increasingly hard to find, making it the perfect canvas for your next renovation project. The home features two bedrooms and one full bathroom, along with a unique loft area above the garage that includes multiple rooms—ideal for transforming into a guest suite, studio, workspace, or additional living area. While the house is in need of significant repairs, it presents a rare chance to design and customize every detail to your taste. Whether you’re an investor, builder, or buyer with a passion for restoration, this property offers endless potential to create something truly special. Bring your imagination and tools—this is your chance to reimagine and rebuild in a peaceful, tucked-away setting.

15. 2026-03-23
    listed $139,900 Active 915-char remark

    Show marketing remark (915 chars)

    Opportunity knocks at 3448 Helena Acres Drive—a hidden gem waiting for the right vision and a fresh start. Nestled on a secluded lot, this property offers privacy and space that’s increasingly hard to find, making it the perfect canvas for your next renovation project. The home features two bedrooms and one full bathroom, along with a unique loft area above the garage that includes multiple rooms—ideal for transforming into a guest suite, studio, workspace, or additional living area. While the house is in need of significant repairs, it presents a rare chance to design and customize every detail to your taste. Whether you’re an investor, builder, or buyer with a passion for restoration, this property offers endless potential to create something truly special. Bring your imagination and tools—this is your chance to reimagine and rebuild in a peaceful, tucked-away setting.

16. 2008-02-15
    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: $1,806 · $150/mo
• Projected year-2 tax: $1,806 · $150/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 ≥107°F today · 20 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: $22,614
• − Mortgage interest: −$6,156
• − Property taxes: −$1,806
• − Insurance: −$550
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$3,197
• Taxable income: $7,287
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $6,845/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: Fox C-6
• NCES district ID: 2912300
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $60,849
• Composite: 37.54/100
• National rank: #4392
• State rank: #103 of 324 in MO

Livability — Imperial

• Score: 62/100
• State rank: #389
• US rank: #16900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 108,544 people
• City population: 28,712
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,712
• Household income: $92,922
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 333.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 5% Romanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.31%
• Current HPI: 196.6159
• 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

-7.1% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2026-03-23 Listed $139,900 MARIS as Distributed by MLS Grid
• 2008-02-15 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,806 · +4.9% YoY. Source: county tax records.