4205 Canal Dr · Old Jamestown, MO 63034

$120,000

2 bd · 2.5 ba · 1,044 sqft · Condo public records · 41 Days on market

Built 1986 $301/mo HOA · 16% of rent

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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 +27.3/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4204 Canal dr. located in River Oaks subdivision. This unit features new and updated kitchen and bathrooms. The kitchen has quartz countertops and updated white cabinetry with newer appliances that all stay. Newer vinyl luxury flooring throughout the unit and both main floor bathrooms have double sink vanities. There is a newer Patio door that leads onto the patio. The Lower level is finished and perfect for a Family room. The Lower level has an updated half bath and a walk-in closet. This complex does not allow rentals.

Key facts

• $301 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 5.2% 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: Jana Elem. (math 8% / reading 27%, grade F, #964 of 1,115 statewide, top 87%, 419 students, 62% FRL); North Middle (math 16% / reading 28%, grade F, #332 of 391 statewide, top 86%, 674 students, 55% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 72 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $82k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,975
• Equity at exit: $17,892

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $32,016
• Equity at exit: $10,375

Cash invested: $33,600 (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 63034

• Active inventory: 72
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$629
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$50
• HOA: −$301
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $349

Break-even live

Break-even rent $1,405

Max offer price $120,000

Occupancy floor 76%

Sensitivity live

Price	-10% $417	-5% $383	+0% $349	+5% $315	+10% $281
Rent	-10% $203	-5% $276	+0% $349	+5% $422	+10% $495
Rate	-1.0pp $409	-0.5pp $379	base $349	+0.5pp $318	+1.0pp $286

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	45d	1	0.26mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	45d	1	0.56mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,050	$1.28	0d	12	1.03mi
3209 Cross Keys Dr Florissant, MO	1.0–2.0	1.0	700	$1,100	$1.57	0d	1	1.13mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	16d	1	1.14mi
15686 93rd Ave Florissant, MO	3.0	2.0	1370	$1,948	$1.42	14d	1	1.36mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	45d	1	1.41mi

HOA detail condo

• Monthly dues: $301 · $3,612/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-03-13
   status Pending
2. 2026-02-03
   price $120,000
3. 2026-01-31
   listed $115,000 Active
4. 2025-02-07
   soldstatus Closed 541-char remark

   Show marketing remark (541 chars)

   Welcome to 4204 Canal dr. located in River Oaks subdivision. This unit features new and updated kitchen and bathrooms. The kitchen has quartz countertops and updated white cabinetry with newer appliances that all stay. Newer vinyl luxury flooring throughout the unit and both main floor bathrooms have double sink vanities. There is a newer Patio door that leads onto the patio. The Lower level is finished and perfect for a Family room. The Lower level has an updated half bath and a walk-in closet. This complex does not allow rentals.

5. 2025-01-20
   status Pending 541-char remark

   Show marketing remark (541 chars)

   Welcome to 4204 Canal dr. located in River Oaks subdivision. This unit features new and updated kitchen and bathrooms. The kitchen has quartz countertops and updated white cabinetry with newer appliances that all stay. Newer vinyl luxury flooring throughout the unit and both main floor bathrooms have double sink vanities. There is a newer Patio door that leads onto the patio. The Lower level is finished and perfect for a Family room. The Lower level has an updated half bath and a walk-in closet. This complex does not allow rentals.

6. 2025-01-17
   listed $149,900 Active 541-char remark

   Show marketing remark (541 chars)

   Welcome to 4204 Canal dr. located in River Oaks subdivision. This unit features new and updated kitchen and bathrooms. The kitchen has quartz countertops and updated white cabinetry with newer appliances that all stay. Newer vinyl luxury flooring throughout the unit and both main floor bathrooms have double sink vanities. There is a newer Patio door that leads onto the patio. The Lower level is finished and perfect for a Family room. The Lower level has an updated half bath and a walk-in closet. This complex does not allow rentals.

7. 2023-08-15
   soldstatus Closed 842-char remark

   Show marketing remark (842 chars)

   Agent owned. Welcome to 4205 Canal Dr, a 2 bed, 2.5 bath condo located in the highly desired River Oaks subdivision in Florissant. This unit boasts a beautifully designed kitchen packed with updated NEW cabinetry, NEW quartz countertops, & NEW stainless steel appliances. Main floor laundry. The large master bedroom suite has an updated bathroom. Double sink vanity in both main floor bath. Bedroom is generously sized with large closets. Partially finished basement has a half bathroom, large entertaining space, Walk in closet. NEW luxury vinyl floors & NEW carpeting, FRESH painting throughout. NEW oversized patio door. Seller Has Never Occupied Property, Therefore Has No Knowledge of Condition! This Complex Does NOT ALLOW rental. The unit comes with 2 assigned parking, 1 cover parking and 1 oversize 18' x 14' parking.

8. 2023-07-23
   status Pending 842-char remark

   Show marketing remark (842 chars)

   Agent owned. Welcome to 4205 Canal Dr, a 2 bed, 2.5 bath condo located in the highly desired River Oaks subdivision in Florissant. This unit boasts a beautifully designed kitchen packed with updated NEW cabinetry, NEW quartz countertops, & NEW stainless steel appliances. Main floor laundry. The large master bedroom suite has an updated bathroom. Double sink vanity in both main floor bath. Bedroom is generously sized with large closets. Partially finished basement has a half bathroom, large entertaining space, Walk in closet. NEW luxury vinyl floors & NEW carpeting, FRESH painting throughout. NEW oversized patio door. Seller Has Never Occupied Property, Therefore Has No Knowledge of Condition! This Complex Does NOT ALLOW rental. The unit comes with 2 assigned parking, 1 cover parking and 1 oversize 18' x 14' parking.

9. 2023-07-20
   listed $129,000 Active 842-char remark

   Show marketing remark (842 chars)

   Agent owned. Welcome to 4205 Canal Dr, a 2 bed, 2.5 bath condo located in the highly desired River Oaks subdivision in Florissant. This unit boasts a beautifully designed kitchen packed with updated NEW cabinetry, NEW quartz countertops, & NEW stainless steel appliances. Main floor laundry. The large master bedroom suite has an updated bathroom. Double sink vanity in both main floor bath. Bedroom is generously sized with large closets. Partially finished basement has a half bathroom, large entertaining space, Walk in closet. NEW luxury vinyl floors & NEW carpeting, FRESH painting throughout. NEW oversized patio door. Seller Has Never Occupied Property, Therefore Has No Knowledge of Condition! This Complex Does NOT ALLOW rental. The unit comes with 2 assigned parking, 1 cover parking and 1 oversize 18' x 14' parking.

10. 2023-07-18
    historical $129,000 842-char remark

    Show marketing remark (842 chars)

    Agent owned. Welcome to 4205 Canal Dr, a 2 bed, 2.5 bath condo located in the highly desired River Oaks subdivision in Florissant. This unit boasts a beautifully designed kitchen packed with updated NEW cabinetry, NEW quartz countertops, & NEW stainless steel appliances. Main floor laundry. The large master bedroom suite has an updated bathroom. Double sink vanity in both main floor bath. Bedroom is generously sized with large closets. Partially finished basement has a half bathroom, large entertaining space, Walk in closet. NEW luxury vinyl floors & NEW carpeting, FRESH painting throughout. NEW oversized patio door. Seller Has Never Occupied Property, Therefore Has No Knowledge of Condition! This Complex Does NOT ALLOW rental. The unit comes with 2 assigned parking, 1 cover parking and 1 oversize 18' x 14' parking.

11. 2022-08-12
    soldstatus
12. 2008-08-21
    soldstatus $82,500

ⓘ 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: $1,551 · $129/mo
• Projected year-2 tax: $1,551 · $129/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 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,154
• − Mortgage interest: −$6,722
• − Property taxes: −$1,551
• − Insurance: −$600
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − HOA: −$3,612
• − Depreciation: −$3,491
• Taxable income: $2,633
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $3,555/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

• Census place: Old Jamestown, MO
• County: Saint Louis County · 888,823 people
• City population: 19,557
• Metro: St. Louis, MO-IL
• Population (ZIP): 18,908
• Household income: $103,905
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 88.0

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 (65%)
• Race & ethnicity: Black 65% White 21% Two or more races 11% Hispanic / Latino 4% Asian 1%
• Common ancestry: Swedish 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% Vietnamese 1% Other Indo-European 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: ▼ -156.28%
• Current HPI: 180.6267
• 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

+45.5% since first listed

12 events — show timeline

• 2026-03-13 Pending — MARIS as Distributed by MLS Grid
• 2026-02-03 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-01-31 Listed $115,000 MARIS as Distributed by MLS Grid
• 2025-02-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-01-20 Pending — MARIS as Distributed by MLS Grid
• 2025-01-17 Listed $149,900 MARIS as Distributed by MLS Grid
• 2023-08-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-07-23 Pending — MARIS as Distributed by MLS Grid
• 2023-07-20 Listed $129,000 MARIS as Distributed by MLS Grid
• 2023-07-18 Coming Soon $129,000 MARIS as Distributed by MLS Grid
• 2022-08-12 Sold (Public Records) — Public Records
• 2008-08-21 Sold (Public Records) $82,500 Public Records

Property tax history

-0.0%/yr

Latest (2022): $1,551 · +5.8% YoY. Source: county tax records.