717 Fannie Ave · Lemay, MO 63125

$135,000

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 38 Days on market

Built 1952 $144/sqft · 17% below area Est $163k · 17% under

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Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.0/10.0
• 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

Quit spot need some updates move in ready, home under warrenty

Key facts

• Built 1952
• Listed 38 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $69 ($826/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 $122k (9.6% below list).
• Recommended offer: $122k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,008 (9.6% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (median comp): $162,949
• List price: $135,000
• Delta: -17.15%
• 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	0.17mi	2/1.0	912 (-3%)	3mo	$95,000	$104	85
246 Wachtel Ave	0.16mi	2/1.0	891 (-5%)	4mo	$100,000	$112	80
704 Dallas Dr	0.43mi	1/1.0 (-1)	999 (+6%)	2mo	$180,000	$180	63
712 Orient Ave	0.58mi	2/1.0	900 (-4%)	4mo	$152,500	$169	63
424 Tiffany Dr	0.64mi	2/1.0	912 (-3%)	3mo	$219,900	$241	63
773 Reed Ave	0.46mi	2/1.0	1,036 (+10%)	1mo	$210,000	$203	61
3708 Comstock Dr	0.54mi	3/2.0 (+1)	952 (+1%)	6mo	$210,000	$221	59
939 Erskine Ave	0.67mi	2/1.0	894 (-5%)	3mo	$155,000	$173	58
705 Bellavilla Dr	0.50mi	2/1.0	1,056 (+12%)	1mo	$205,000	$194	55
715 Avenue H	0.57mi	3/2.5 (+1)	1,000 (+6%)	1mo	$185,000	$185	51
9405 Gentry Ave	0.66mi	2/1.0	1,078 (+15%)	4mo	$115,000	$107	42
4019 Greenmeadows Dr	0.73mi	3/2.5 (+1)	1,040 (+11%)	0mo	$260,000	$250	37

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-17,495
• Equity at exit: $20,129

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-9,607
• Equity at exit: $11,672

Cash invested: $37,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$708
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $69

Break-even live

Break-even rent $1,133

Max offer price $135,000

Occupancy floor 89%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8511 Idaho Ave Unit 1st Floor St. Louis, MO	1.0	1.0	750	$850	$1.13	12d	1	0.30mi
207 Waller Ave Saint Louis, MO	2.0	1.0	900	$1,075	$1.19	23d	1	0.33mi
709 Dammert Ave Unit Labs St. Louis, MO	2.0	1.5	800	$1,100	$1.38	43d	1	0.33mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	1d	1	0.33mi
8125 Michigan Ave St. Louis, MO	1.0–2.0	1.0–2.0	797	$1,150	$1.44	14d	1	0.65mi
7851 Bandero Dr Saint Louis, MO	1.0–2.0	1.0	800	$1,100	$1.38	12d	1	0.72mi
812 Schirmer St Saint Louis, MO	1.0	1.0	900	$795	$0.88	43d	1	0.80mi
807 W Courtois St Apt B St. Louis, MO	1.0	1.0	600	$735	$1.23	43d	1	0.83mi
815 W Courtois St St. Louis, MO	1.0	1.0	900	$795	$0.88	14d	1	0.83mi
807 W Courtois St Apt D St. Louis, MO	2.0	1.0	900	$925	$1.03	43d	1	0.83mi
813 W Courtois St Apt C St. Louis, MO	2.0	1.0	1000	$895	$0.90	43d	1	0.83mi
3945 Crosby Dr Saint Louis, MO	2.0	1.0	1100	$2,083	$1.89	1d	1	0.84mi
152 W Etta Ave Saint Louis, MO	2.0	1.0	936	$1,274	$1.36	7d	1	0.87mi
7614 Virginia Ave Unit 7614 St. Louis, MO	2.0	1.0	750	$750	$1.00	23d	1	0.92mi
127 E Holden Ave Saint Louis, MO	2.0	1.0	1044	$1,200	$1.15	43d	1	0.96mi
4236 Fatima Dr Apt 4 St. Louis, MO	1.0	1.0	800	$925	$1.16	10d	1	0.97mi
7417 Vermont Ave Unit 103 St. Louis, MO	2.0	2.0	1069	$1,500	$1.40	14d	1	1.02mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	1d	8	1.03mi
7320 Vermont Ave Unit 2nd St. Louis, MO	1.0	1.0	710	$750	$1.06	43d	1	1.11mi
125 Koeln Ave Saint Louis, MO	2.0	1.0	833	$1,499	$1.80	43d	1	1.12mi
4101 Germania Ave Apt 1A St. Louis, MO	1.0	1.0	800	$925	$1.16	14d	1	1.16mi
4117 Germania St Saint Louis, MO	1.0	1.0	750	$925	$1.23	43d	1	1.18mi
7109 Eugene Ave Saint Louis, MO	3.0	2.0	1029	$1,495	$1.45	2d	1	1.19mi
7500 Morganford Rd Saint Louis, MO	1.0	1.0	750	$925	$1.23	43d	1	1.23mi
7428 Morganford Rd Saint Louis, MO	2.0	1.0	969	$1,500	$1.55	43d	1	1.28mi
7113 Leona St Saint Louis, MO	3.0	1.0	864	$1,765	$2.04	43d	1	1.34mi
7024 Pennsylvania Ave Unit F St. Louis, MO	2.0	1.0	1081	$930	$0.86	16d	1	1.36mi
9954 Meadow Ave Saint Louis, MO	2.0	1.0	1100	$1,050	$0.95	4d	1	1.44mi
9964 Meadow Ave Saint Louis, MO	1.0	1.0	950	$775	$0.82	7d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $135,000 Active 38 DOM
2. 2026-06-17
   days on market $135,000 Active 37 DOM
3. 2026-06-16
   days on market $135,000 Active 36 DOM
4. 2026-06-15
   days on market $135,000 Active 35 DOM
5. 2026-06-13
   days on market $135,000 Active 33 DOM
6. 2026-06-13
   days on market $135,000 Active 32 DOM
7. 2026-06-09
   days on market $135,000 Active 29 DOM
8. 2026-06-08
   days on market $135,000 Active 28 DOM
9. 2026-06-07
   days on market $135,000 Active 27 DOM
10. 2026-06-03
    days on market $135,000 Active 23 DOM
11. 2026-06-02
    days on market $135,000 Active 22 DOM
12. 2026-06-01
    days on market $135,000 Active 21 DOM
13. 2026-05-31
    days on market $135,000 Active 20 DOM
14. 2026-05-12
    listed $135,000 Active 62-char remark
15. 2022-04-15
    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: $1,570 · $131/mo
• Projected year-2 tax: $1,570 · $131/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 1/10 Low
• 🌡 Heat 6/10 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: $14,641
• − Mortgage interest: −$7,562
• − Property taxes: −$1,570
• − Insurance: −$675
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$3,927
• Taxable loss: −$1,436
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,171/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
• 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

2 events — show timeline

• 2026-05-12 Listed $135,000 FSBO.com
• 2022-04-15 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2022): $1,570 · +1.8% YoY. Source: county tax records.