9424 Corregidor Dr · Woodson Terrace, MO 63134

$139,900

2 bd · 1.0 ba · 806 sqft · SingleFamily public records · 1 Days on market

Built 1944 6,150 sqft lot Est $126k · 11% 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 +16.4/30.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready and full of charm! Professional photos 6/23, showings start on or before 6/25. This well-maintained full brick home offers the perfect blend of comfort, character, and value. Featuring 2 bedrooms, 1 full bath, and beautiful hardwood floors in the living room and bedrooms, this home is ready for its next owner. The bright and inviting living space flows into a functional kitchen, while the partially finished lower level provides a spacious rec room perfect for entertaining, a home office, or additional living space, plus plenty of unfinished area for storage. Step outside to enjoy the covered back patio overlooking the fenced backyard that is ideal for relaxing, pets, or outdoo

Key facts

• Functional kitchen
• Covered back patio
• Fenced backyard

Tags

• HARDWOOD FLOORS
• FUNCTIONAL KITCHEN
• COVERED BACK PATIO
• FENCED BACKYARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Covered front porch; Patio; Back yard fencing; Front yard

Interior

• Kitchen: Gas stove
• Bedrooms: Two bedrooms on the main level (each with ceiling fan noted in one bedroom)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Electric range; Gas water heater; Partially finished basement with storage space and roughed-in bath
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $79 ($949/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 $123k (11.8% below list).
• Recommended offer: $123k (11.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#269 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities F, health & safety F.
• Ritenour (suburban): math 13% / reading 27% proficiency, ranked #304 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kratz Elem. (math 9% / reading 25%, grade F, #967 of 1,115 statewide, top 88%, 538 students, 99% FRL); Hoech Middle (math 15% / reading 28%, grade F, #339 of 391 statewide, top 87%, 299 students, 99% FRL); Ritenour Sr. High (math 9% / reading 36%, grade F, #455 of 521 statewide, top 88%, 1,873 students, 100% FRL) — zoned schools average 99% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 71 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 33% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,377 (11.8% below list)

Questions for the listing agent

1. Built in 1944 — 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. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $125,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9448 Harold Dr	0.13mi	2/1.0	864 (+7%)	2mo	$120,000	$139	80
3926 Edmundson Rd	0.20mi	2/1.0	768 (-5%)	4mo	$59,900	$78	79
9724 Margo Ann Ln	0.51mi	2/1.0	816 (+1%)	2mo	$119,000	$146	73
3654 Boswell Ave	0.50mi	2/1.0	825 (+2%)	5mo	$95,000	$115	68
4210 Gordon Ave	0.25mi	3/1.0 (+1)	864 (+7%)	4mo	$140,000	$162	68
9201 Guthrie Ave	0.51mi	2/1.0	864 (+7%)	4mo	$69,900	$81	61
9255 Leith Ave	0.58mi	2/1.0	864 (+7%)	3mo	$140,000	$162	59
9014 Tutwiler Ave	0.64mi	2/1.0	850 (+6%)	4mo	$155,000	$182	58
25 Jonell Ct	0.66mi	2/1.0	864 (+7%)	2mo	$155,000	$179	55
9121 Guthrie Ave	0.54mi	2/1.0	888 (+10%)	4mo	$135,000	$152	55
9225 Corregidor Ave	0.37mi	3/1.0 (+1)	912 (+13%)	3mo	$159,900	$175	54
9033 Bobb Ave	0.57mi	3/1.0 (+1)	864 (+7%)	5mo	$134,900	$156	53

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-19,362
• Equity at exit: $20,860

10-year hold

• IRR: -7.4%
• Equity multiple: 0.56×
• Total profit: $-17,270
• Equity at exit: $12,096

Cash invested: $39,172 (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 63134

• Rents YoY: 1.6%
• Active inventory: 71
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$734
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $79

Break-even live

Break-even rent $1,134

Max offer price $139,900

Occupancy floor 89%

Sensitivity live

Price	-10% $158	-5% $119	+0% $79	+5% $39	+10% $0
Rent	-10% $-18	-5% $30	+0% $79	+5% $128	+10% $177
Rate	-1.0pp $150	-0.5pp $115	base $79	+0.5pp $43	+1.0pp $6

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	45d	1	0.15mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	45d	1	0.37mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	45d	1	0.39mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,685	$1.58	0d	1	0.42mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	5d	1	0.45mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	45d	1	0.45mi
9675 Muriel Ave Unit 9709 Overland, MO	2.0	1.5	830	$1,200	$1.45	0d	1	0.45mi
9987 Sloane Sq Apt A St. Louis, MO	1.0	1.0	571	$695	$1.22	21d	1	0.62mi
9987 Sloane Sq Unit 9987A St. Louis, MO	1.0	1.0	571	$695	$1.22	46d	1	0.62mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	45d	1	0.64mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	45d	1	0.64mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	6d	1	0.64mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	16d	1	0.76mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	19d	1	0.80mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	23d	1	0.80mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	45d	1	0.80mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	25d	1	0.84mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	45d	1	0.90mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	45d	1	0.91mi
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,215	$1.85	0d	1	0.95mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	25d	1	0.95mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	23d	1	0.99mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	45d	1	1.01mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	45d	8	1.06mi
3010 Woodson Rd Breckenridge Hills, MO	1.0	1.0	850	$895	$1.05	45d	1	1.11mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	25d	1	1.12mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	22d	1	1.12mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	19d	1	1.13mi
4616 Country Ln St Ann, MO	1.0–2.0	1.0–2.0	808	$1,479	$1.83	0d	7	1.16mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	0d	1	1.17mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	25d	1	1.17mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	25d	1	1.18mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	45d	1	1.19mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	45d	1	1.20mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	45d	1	1.26mi
8700 Crocus Ln Saint Louis, MO	1.0	1.0	700	$950	$1.36	9d	2	1.37mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	45d	1	1.43mi
9316 Koenig Cir Berkeley, MO	2.0	1.0	720	$1,150	$1.60	0d	4	1.44mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	45d	1	1.48mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $139,900 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: $1,244 · $104/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$113/yr (+$9/mo · 9.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,805
• − Mortgage interest: −$7,837
• − Property taxes: −$1,244
• − Insurance: −$700
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$4,070
• Taxable loss: −$1,414
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $1,288/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: Ritenour
• NCES district ID: 2926640
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $41,410
• Composite: 17.04/100
• National rank: #9125
• State rank: #304 of 324 in MO

Livability — Woodson Terrace

• Score: 65/100
• State rank: #269
• US rank: #12635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodson Terrace, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 13,059
• Household income: $44,680
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 655.0

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 (66%)
• Race & ethnicity: Black 66% White 17% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11%

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: ▼ -164.02%
• Current HPI: 226.9524
• Rent YoY: ▲ 1.61%
• 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

-86.4% since first listed

7 events — show timeline

• 2026-06-20 Coming Soon $139,900 MARIS as Distributed by MLS Grid
• 2023-08-29 Rental Removed $1,045 BUILDIUM
• 2023-08-16 Price Changed $1,045 BUILDIUM
• 2023-07-22 Listed for Rent $1,095 BUILDIUM
• 2018-07-11 Sold (Public Records) $1,030,000 Public Records
• 2006-10-06 Sold (Public Records) — Public Records
• 1987-12-01 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2022): $1,244 · +0.1% YoY. Source: county tax records.