318 Little Broadway St · Lemay, MO 63125

$65,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 62 Days on market

Built 1924 5,501 sqft lot $64/sqft · 42% below area

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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 +3.4/5.0
• 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

Investment opportunity. Property being sold as is. Do not enter property.

Key facts

• 5,501 sq ft lot
• Built 1924
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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-, schools D+.
• 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.
• Market conditions: 146 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.24% ✓
• Cap rate: 17.85%
• Cash-on-cash: 41.29%
• DSCR: 2.84
• GRM: 3.7

CMA / ARV

• ARV (median comp): $161,441
• List price: $65,000
• Delta: -59.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8626 Shoss Ave	0.07mi	2/1.0 (-1)	912 (-10%)	3mo	$95,000	$104	70
715 Avenue H	0.64mi	3/2.5	1,000 (-1%)	1mo	$185,000	$185	66
246 Wachtel Ave	0.17mi	2/1.0 (-1)	891 (-12%)	4mo	$100,000	$112	60
773 Reed Ave	0.56mi	2/1.0 (-1)	1,036 (+3%)	1mo	$210,000	$203	59
4019 Greenmeadows Dr	0.73mi	3/2.5	1,040 (+3%)	0mo	$260,000	$250	59
705 Bellavilla Dr	0.56mi	2/1.0 (-1)	1,056 (+5%)	1mo	$205,000	$194	56
7824 Decatur Dr	0.73mi	2/2.0 (-1)	1,040 (+3%)	2mo	$239,000	$230	54
920 Wachtel Ave	0.74mi	3/2.0	1,090 (+8%)	0mo	$224,900	$206	51
424 Tiffany Dr	0.64mi	2/1.0 (-1)	912 (-10%)	3mo	$219,900	$241	43
9405 Gentry Ave	0.74mi	2/1.0 (-1)	1,078 (+7%)	4mo	$115,000	$107	42
712 Orient Ave	0.68mi	2/1.0 (-1)	900 (-11%)	4mo	$152,500	$169	38
838 Wachtel Ave	0.67mi	2/1.0 (-1)	1,136 (+13%)	5mo	$169,900	$150	34

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: 37.9%
• Equity multiple: 2.62×
• Total profit: $29,420
• Equity at exit: $9,692

10-year hold

• IRR: 44.4%
• Equity multiple: 5.24×
• Total profit: $77,254
• Equity at exit: $5,620

Cash invested: $18,200 (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 63125

• Active inventory: 146
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$341
• Tax from tax record: −$157 /mo · $1,880/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $626

Break-even live

Break-even rent $664

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $663	-5% $645	+0% $626	+5% $608	+10% $589
Rent	-10% $511	-5% $569	+0% $626	+5% $684	+10% $741
Rate	-1.0pp $659	-0.5pp $643	base $626	+0.5pp $609	+1.0pp $592

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Waller Ave Saint Louis, MO	2.0	1.0	900	$1,075	$1.19	24d	1	0.37mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	2d	1	0.40mi
709 Dammert Ave Unit Labs St. Louis, MO	2.0	1.5	800	$1,100	$1.38	44d	1	0.41mi
229 Horn Ave Saint Louis, MO	2.0	1.5	1301	$1,871	$1.44	2d	1	0.46mi
349 Lagro Ave Saint Louis, MO	3.0	1.0	1184	$1,500	$1.27	44d	1	0.52mi
336 Lagro Ave Saint Louis, MO	2.0	2.0	1340	$1,250	$0.93	44d	1	0.57mi
8125 Michigan Ave St. Louis, MO	1.0–2.0	1.0–2.0	797	$1,150	$1.44	15d	1	0.58mi
7851 Bandero Dr Saint Louis, MO	1.0–2.0	1.0	800	$1,100	$1.38	12d	1	0.63mi
7924 Michigan Ave Unit 2F St. Louis, MO	3.0	2.0	1250	$1,195	$0.96	3d	1	0.69mi
807 W Courtois St Apt D St. Louis, MO	2.0	1.0	900	$925	$1.03	44d	1	0.75mi
813 W Courtois St Apt C St. Louis, MO	2.0	1.0	1000	$895	$0.90	44d	1	0.75mi
3945 Crosby Dr Saint Louis, MO	2.0	1.0	1100	$2,083	$1.89	2d	1	0.78mi
7614 Virginia Ave Unit 7614 St. Louis, MO	2.0	1.0	750	$750	$1.00	24d	1	0.84mi
7417 Vermont Ave Unit 103 St. Louis, MO	2.0	2.0	1069	$1,500	$1.40	15d	1	0.94mi
152 W Etta Ave Saint Louis, MO	2.0	1.0	936	$1,274	$1.36	8d	1	0.95mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	2d	8	0.95mi
127 E Holden Ave Saint Louis, MO	2.0	1.0	1044	$1,200	$1.15	44d	1	1.03mi
125 Koeln Ave Saint Louis, MO	2.0	1.0	833	$1,499	$1.80	44d	1	1.04mi
7109 Eugene Ave Saint Louis, MO	3.0	2.0	1029	$1,495	$1.45	3d	1	1.10mi
4610 Heege Rd Saint Louis, MO	3.0	1.5	1205	$1,485	$1.23	17d	1	1.19mi
7428 Morganford Rd Saint Louis, MO	2.0	1.0	969	$1,500	$1.55	44d	1	1.22mi
6915 Alabama Ave Unit 1st Floor St. Louis, MO	2.0	1.0	1248	$1,200	$0.96	44d	1	1.25mi
7113 Leona St Saint Louis, MO	3.0	1.0	864	$1,765	$2.04	44d	1	1.27mi
7024 Pennsylvania Ave Unit F St. Louis, MO	2.0	1.0	1081	$930	$0.86	17d	1	1.28mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	18d	1	1.39mi

Listing history 23 events

1. 2026-06-18
   days on market $65,000 Active 62 DOM
2. 2026-06-17
   days on market $65,000 Active 61 DOM
3. 2026-06-16
   days on market $65,000 Active 60 DOM
4. 2026-06-15
   days on market $65,000 Active 59 DOM
5. 2026-06-13
   days on market $65,000 Active 57 DOM
6. 2026-06-13
   days on market $65,000 Active 56 DOM
7. 2026-06-09
   days on market $65,000 Active 53 DOM
8. 2026-06-08
   days on market $65,000 Active 52 DOM
9. 2026-06-07
   days on market $65,000 Active 51 DOM
10. 2026-06-03
    days on market $65,000 Active 47 DOM
11. 2026-06-02
    days on market $65,000 Active 46 DOM
12. 2026-06-01
    days on market $65,000 Active 45 DOM
13. 2026-05-31
    days on market $65,000 Active 44 DOM
14. 2026-04-17
    listed $65,000 Active 73-char remark

    Show marketing remark (73 chars)

    Investment opportunity. Property being sold as is. Do not enter property.

15. 2018-10-09
    soldstatus $113,450
16. 2018-10-04
    soldstatus Closed 945-char remark

    Show marketing remark (945 chars)

    Super Charming Bungalow in Hancock Place! Three Bedrooms, Two Full Baths and over 1400 finished sq ft! Charm abound starting with the covered front porch… a great place to watch the world go by! Step inside to the living room with hardwood floors, crown molding and lots of natural light! Stunning updated kitchen with custom cabinetry, tin-look backsplash and stainless steel appliances; Main floor offers two bedrooms and one UPDATED full bath; Upper Level is perfect spot for Master Bedroom Suite with Full, Updated Bath and tons of space! (Current Owner uses for personal designer studio) Super clean lower level offers space for laundry room, folding tables, workbench and storage! Fabulous deck space overlooking the landscaped yard! Cozy patio with pergola; Custom built play-set and playhouse! No kidddos? Make it a home office, wine bar, man-cave…The endless possibilities are all in your imagination! Privacy fenced yard!

17. 2018-09-10
    status Pending 945-char remark

    Show marketing remark (945 chars)

    Super Charming Bungalow in Hancock Place! Three Bedrooms, Two Full Baths and over 1400 finished sq ft! Charm abound starting with the covered front porch… a great place to watch the world go by! Step inside to the living room with hardwood floors, crown molding and lots of natural light! Stunning updated kitchen with custom cabinetry, tin-look backsplash and stainless steel appliances; Main floor offers two bedrooms and one UPDATED full bath; Upper Level is perfect spot for Master Bedroom Suite with Full, Updated Bath and tons of space! (Current Owner uses for personal designer studio) Super clean lower level offers space for laundry room, folding tables, workbench and storage! Fabulous deck space overlooking the landscaped yard! Cozy patio with pergola; Custom built play-set and playhouse! No kidddos? Make it a home office, wine bar, man-cave…The endless possibilities are all in your imagination! Privacy fenced yard!

18. 2018-09-08
    price $114,900 945-char remark

    Show marketing remark (945 chars)

    Super Charming Bungalow in Hancock Place! Three Bedrooms, Two Full Baths and over 1400 finished sq ft! Charm abound starting with the covered front porch… a great place to watch the world go by! Step inside to the living room with hardwood floors, crown molding and lots of natural light! Stunning updated kitchen with custom cabinetry, tin-look backsplash and stainless steel appliances; Main floor offers two bedrooms and one UPDATED full bath; Upper Level is perfect spot for Master Bedroom Suite with Full, Updated Bath and tons of space! (Current Owner uses for personal designer studio) Super clean lower level offers space for laundry room, folding tables, workbench and storage! Fabulous deck space overlooking the landscaped yard! Cozy patio with pergola; Custom built play-set and playhouse! No kidddos? Make it a home office, wine bar, man-cave…The endless possibilities are all in your imagination! Privacy fenced yard!

19. 2018-08-29
    listed $120,000 Active 945-char remark

    Show marketing remark (945 chars)

    Super Charming Bungalow in Hancock Place! Three Bedrooms, Two Full Baths and over 1400 finished sq ft! Charm abound starting with the covered front porch… a great place to watch the world go by! Step inside to the living room with hardwood floors, crown molding and lots of natural light! Stunning updated kitchen with custom cabinetry, tin-look backsplash and stainless steel appliances; Main floor offers two bedrooms and one UPDATED full bath; Upper Level is perfect spot for Master Bedroom Suite with Full, Updated Bath and tons of space! (Current Owner uses for personal designer studio) Super clean lower level offers space for laundry room, folding tables, workbench and storage! Fabulous deck space overlooking the landscaped yard! Cozy patio with pergola; Custom built play-set and playhouse! No kidddos? Make it a home office, wine bar, man-cave…The endless possibilities are all in your imagination! Privacy fenced yard!

20. 2009-01-07
    soldstatus $108,000
21. 2008-06-06
    soldstatus
22. 2008-06-06
    soldstatus $40,000
23. 1999-08-16
    soldstatus $32,750

ⓘ 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: $1,880 · $157/mo
• Projected year-2 tax: $1,880 · $157/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 6/10 Major FEMA zone X (shaded) · 72% 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: $17,481
• − Mortgage interest: −$3,641
• − Property taxes: −$1,880
• − Insurance: −$325
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$1,891
• Taxable income: $6,947
• Est. tax owed @ 24.0%: −$1,667
• After-tax cash flow: $5,847/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

+98.5% since first listed

10 events — show timeline

• 2026-04-17 Listed $65,000 MARIS as Distributed by MLS Grid
• 2018-10-09 Sold (Public Records) $113,450 Public Records
• 2018-10-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-09-10 Pending — MARIS as Distributed by MLS Grid
• 2018-09-08 Price Changed $114,900 MARIS as Distributed by MLS Grid
• 2018-08-29 Listed $120,000 MARIS as Distributed by MLS Grid
• 2009-01-07 Sold (Public Records) $108,000 Public Records
• 2008-06-06 Sold (Public Records) $40,000 Public Records
• 2008-06-06 Sold (Public Records) — Public Records
• 1999-08-16 Sold (Public Records) $32,750 Public Records

Property tax history

+4.5%/yr

Latest (2022): $1,880 · +1.8% YoY. Source: county tax records.