6766 Lesli Mari Ct · Old Jamestown, MO 63033

$214,900

3 bd · 2.0 ba · 1,053 sqft · SingleFamily public records · 17 Days on market

Built 1975 8,420 sqft lot Est $167k · 28% over

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Why this score? — see what drove the D+ 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 +16.9/30.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• Rent growth +4.4/5.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This beautiful ranch home has everything you need and more! With this open layout and updated features, it's the perfect place to call home. This home has 3 bedrooms and 2 full bathrooms. Newer vinyl plank flooring and carpeting, freshly painted walls, ceiling fans in nearly every room. The kitchen has Stainless steel sink with gooseneck faucet, New silver cabinet handles, Faux marble formica counter, Gas cooktop, Double wall oven. Bathrooms: Newer vanities, White tile surrounds. Sliding glass door leading to a nice sunroom addition. Newer security front panel entry door with crescent window. Partial brick front. Maintenance free vinyl siding. Newer garage door with sun-ray windows at the top. Large level fenced yard. Seller prefers to sell the house as-is. SCHEDULE YOUR VIEWING TODAY!

Key facts

• 8,420 sq ft lot
• 2 garage spots
• Built 1975

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Electric service: Ameren; Cable available
• Home design: Single family residence; One level
• Construction: Brick and vinyl siding construction
• Exterior features: Front yard; Back yard

Interior

• Kitchen: Gas cooktop; Double oven; Range hood; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Pantry
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (10.2% below list).
• Recommended offer: $193k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.3% in Old Jamestown — 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 66/100 on livability (#247 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Townsend Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 371 students, 78% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 221 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 35% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $215k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $193,040 (10.2% below list)

Questions for the listing agent

1. Built in 1975 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $167,427
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6829 Finchdale Ct	0.10mi	3/1.5	1,053 (0%)	9mo	$195,000	$185	86
6646 Foothills Ct	0.16mi	3/2.0	1,152 (+9%)	6mo	$159,000	$138	72
6862 Foxbend Ct	0.18mi	3/2.5	1,135 (+8%)	6mo	$165,000	$145	72
12866 Fox Hollow Ct	0.22mi	3/2.0	974 (-8%)	17mo	$192,900	$198	63
6613 Foothills Ct	0.26mi	4/1.5 (+1)	1,135 (+8%)	7mo	$180,000	$159	62
30 Tarpon Ct	0.68mi	2/2.0 (-1)	1,096 (+4%)	2mo	$124,900	$114	55
12705 Stubwood Dr	0.74mi	3/2.0	1,179 (+12%)	7mo	$265,000	$225	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.24×
• Total profit: $135,079
• Equity at exit: $193,599

10-year hold

• IRR: 25.6%
• Equity multiple: 7.86×
• Total profit: $412,969
• Equity at exit: $417,503

Cash invested: $60,172 (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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 221
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$169 /mo · $2,023/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $140

Break-even live

Break-even rent $1,753

Max offer price $214,900

Occupancy floor 88%

Sensitivity live

Price	-10% $262	-5% $201	+0% $140	+5% $79	+10% $18
Rent	-10% $-13	-5% $64	+0% $140	+5% $216	+10% $292
Rate	-1.0pp $248	-0.5pp $195	base $140	+0.5pp $84	+1.0pp $28

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12810 Verwood Dr Florissant, MO	3.0	2.0	1408	$2,026	$1.44	44d	1	0.06mi
12887 Fox Haven Dr Florissant, MO	3.0	2.0	1135	$1,750	$1.54	44d	1	0.28mi
6431 Brown Fox Dr Florissant, MO	3.0	2.0	1105	$1,905	$1.72	23d	1	0.53mi
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,325	$1.23	2d	3	1.38mi
12367 Horizon Village Dr Unit 12367 I St. Louis, MO	2.0	1.0	836	$995	$1.19	24d	1	1.40mi
12401 Horizon Village Dr Unit 12415 A St. Louis, MO	2.0	1.0	836	$995	$1.19	44d	1	1.42mi

Listing history 15 events

1. 2026-06-21
   days on market $214,900 Active 17 DOM
2. 2026-06-18
   days on market $214,900 Active 14 DOM
3. 2026-06-17
   days on market $214,900 Active 13 DOM
4. 2026-06-16
   days on market $214,900 Active 12 DOM
5. 2026-06-15
   days on market $214,900 Active 11 DOM
6. 2026-06-13
   days on market $214,900 Active 9 DOM
7. 2026-06-13
   days on market $214,900 Active 8 DOM
8. 2026-06-09
   days on market $214,900 Active 5 DOM
9. 2026-06-08
   days on market $214,900 Active 4 DOM
10. 2026-06-07
    remarks 634-char remark
11. 2026-06-07
    status $214,900 Active 3 DOM
12. 2026-06-05
    days on market $214,900 Coming Soon 3 DOM
13. 2026-06-03
    days on market $214,900 Coming Soon 2 DOM
14. 2026-06-02
    remarks 99-char remark
15. 2026-06-02
    listed $214,900 Coming Soon 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: $2,023 · $169/mo
• Projected year-2 tax: $2,085 · $174/mo
• Expected delta: +$62/yr (+$5/mo · 3.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $23,165
• − Mortgage interest: −$12,038
• − Property taxes: −$2,023
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$6,252
• Taxable loss: −$1,928
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $2,142/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 of 324 in MO

Livability — Old Jamestown

• Score: 66/100
• State rank: #247
• US rank: #12156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 69,104
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,056
• Household income: $66,776
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1429.0

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 (71%)
• Race & ethnicity: Black 71% White 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 13.78%
• Current HPI: 570.6
• Rent YoY: ▲ 7.51%
• 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

+258.2% since first listed

7 events — show timeline

• 2026-06-02 Coming Soon $214,900 MARIS as Distributed by MLS Grid
• 2023-07-05 Sold (Public Records) — Public Records
• 2023-06-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-06-08 Pending — MARIS as Distributed by MLS Grid
• 2023-05-30 Listed $175,000 MARIS as Distributed by MLS Grid
• 2013-10-01 Sold (Public Records) $60,000 Public Records
• 1993-10-22 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2022): $2,023 · +5.6% YoY. Source: county tax records.