9446 Stansberry Ave · Woodson Terrace, MO 63134

$124,900

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 31 Days on market

Built 1957 7,379 sqft lot Est $129k · at est.

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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 +25.8/30.0
• ARV discount +9.1/15.0
• DSCR +8.6/10.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom 1 bath located in Woodson Terrace. Newer vinyl wood look flooring in the living rooms and hallway. Newer carpet in the three bedrooms. Plenty of storage options. One car garage with extended storage, updated electrical panel. Previously rented at $750/month. Conveniently located near the airport and highways 70 and 170.

Key facts

• Wainscot wall
• Attached garage
• 7,379 sq ft lot

Tags

• WAINSCOT WALL
• ATTACHED GARAGE

Property features AI

Finance

• Other: Living area reported as 1,088 (public records); Property type: Residential — Single Family Residence
• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 space); Total parking for 1 vehicle
• Utilities: Public water; Public sewer; Electric service listed as Other
• Home design: Single-family residence; One-story house; Entry on main level
• Construction: Vinyl siding; Slab foundation
• Exterior features: Privacy fencing; Level lot; Near public transit; No patio or porch features listed; No additional exterior features listed

Interior

• Kitchen: Appliances listed as Other
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Ceiling and built features listed as Other; No basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

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: Marion Elem. (math 18% / reading 30%, grade F, #907 of 1,115 statewide, top 81%, 475 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 39% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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: 1.15% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $129,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4411 Edmundson Rd	0.38mi	3/1.0	1,104 (+2%)	1mo	$130,000	$118	79
9406 Bataan Dr	0.27mi	3/1.0	1,037 (-5%)	3mo	$175,000	$169	77
9716 Margo Ann Ln	0.46mi	3/1.5	1,111 (+2%)	1mo	$135,000	$122	72
4423 Dabney Dr	0.48mi	3/1.0	1,152 (+6%)	4mo	$109,900	$95	64
4410 Saint William Ct	0.27mi	3/1.0	936 (-14%)	4mo	$130,000	$139	61
4426 Treadway Ln	0.59mi	3/1.0	1,008 (-7%)	1mo	$114,900	$114	59
9226 Tutwiler Ave	0.45mi	2/1.0 (-1)	1,176 (+8%)	5mo	$140,000	$119	57
9207 Bataan Dr	0.49mi	4/1.0 (+1)	1,176 (+8%)	3mo	$149,900	$127	57
3678 Elsa Ave	0.72mi	3/1.0	1,170 (+8%)	1mo	$110,000	$94	53
4446 Eminence Ave	0.61mi	3/1.5	975 (-10%)	4mo	$100,000	$103	49
9720 Lilly Jean Dr	0.49mi	2/1.5 (-1)	1,200 (+10%)	6mo	$119,000	$99	48
9429 Burdella Ave	0.63mi	2/1.0 (-1)	939 (-14%)	4mo	$125,000	$133	40

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,863
• Equity at exit: $18,623

10-year hold

• IRR: 5.9%
• Equity multiple: 1.42×
• Total profit: $14,517
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$655
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $304

Break-even live

Break-even rent $1,057

Max offer price $124,900

Occupancy floor 74%

Sensitivity live

Price	-10% $375	-5% $339	+0% $304	+5% $269	+10% $233
Rent	-10% $190	-5% $247	+0% $304	+5% $361	+10% $418
Rate	-1.0pp $367	-0.5pp $336	base $304	+0.5pp $272	+1.0pp $239

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	45d	1	0.17mi
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	5d	1	0.22mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	23d	1	0.33mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	45d	1	0.36mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,685	$1.58	0d	1	0.48mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	45d	1	0.48mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	6d	1	0.50mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	45d	1	0.58mi
9675 Muriel Ave Unit 9709 Overland, MO	2.0	1.5	830	$1,200	$1.45	0d	1	0.61mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	4d	1	0.61mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	45d	1	0.61mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	19d	1	0.72mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	16d	1	0.77mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	45d	1	0.84mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	45d	1	0.84mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	25d	1	0.87mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	45d	1	0.98mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	45d	8	1.00mi
4616 Country Ln St Ann, MO	1.0–2.0	1.0–2.0	808	$1,479	$1.83	0d	7	1.04mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	45d	1	1.08mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	25d	1	1.16mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	45d	1	1.19mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	23d	1	1.20mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	45d	1	1.22mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	25d	1	1.23mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	22d	1	1.23mi
8733 Mavis Pl Saint Louis, MO	3.0	2.0	1306	$1,500	$1.15	0d	1	1.26mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	19d	1	1.29mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	45d	1	1.33mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	25d	1	1.38mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	0d	1	1.38mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	25d	1	1.39mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	45d	1	1.41mi
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	1.47mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	45d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $124,900 Active 31 DOM
2. 2026-06-18
   days on market $124,900 Active 28 DOM
3. 2026-06-17
   days on market $124,900 Active 27 DOM
4. 2026-06-16
   days on market $124,900 Active 26 DOM
5. 2026-06-15
   days on market $124,900 Active 25 DOM
6. 2026-06-13
   days on market $124,900 Active 23 DOM
7. 2026-06-09
   days on market $124,900 Active 19 DOM
8. 2026-06-08
   days on market $124,900 Active 18 DOM
9. 2026-06-07
   days on market $124,900 Active 17 DOM
10. 2026-06-03
    days on market $124,900 Active 13 DOM
11. 2026-06-02
    days on market $124,900 Active 12 DOM
12. 2026-06-01
    days on market $124,900 Active 11 DOM
13. 2026-05-31
    days on market $124,900 Active 10 DOM
14. 2026-05-21
    listed $124,900 Active
15. 2026-04-24
    listed $94,900 Active
16. 2019-02-07
    soldstatus $50,000
17. 2019-01-17
    soldstatus Closed 336-char remark

    Show marketing remark (336 chars)

    Nice 3 bedroom 1 bath located in Woodson Terrace. Newer vinyl wood look flooring in the living rooms and hallway. Newer carpet in the three bedrooms. Plenty of storage options. One car garage with extended storage, updated electrical panel. Previously rented at $750/month. Conveniently located near the airport and highways 70 and 170.

18. 2019-01-04
    status Pending 336-char remark

    Show marketing remark (336 chars)

    Nice 3 bedroom 1 bath located in Woodson Terrace. Newer vinyl wood look flooring in the living rooms and hallway. Newer carpet in the three bedrooms. Plenty of storage options. One car garage with extended storage, updated electrical panel. Previously rented at $750/month. Conveniently located near the airport and highways 70 and 170.

19. 2018-12-23
    listed $58,900 Active 336-char remark

    Show marketing remark (336 chars)

    Nice 3 bedroom 1 bath located in Woodson Terrace. Newer vinyl wood look flooring in the living rooms and hallway. Newer carpet in the three bedrooms. Plenty of storage options. One car garage with extended storage, updated electrical panel. Previously rented at $750/month. Conveniently located near the airport and highways 70 and 170.

20. 2013-06-12
    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: $1,538 · $128/mo
• Projected year-2 tax: $1,538 · $128/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,304
• − Mortgage interest: −$6,996
• − Property taxes: −$1,538
• − Insurance: −$624
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,633
• Taxable income: $1,743
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $3,229/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
• City population: 13,059
• 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

+112.1% since first listed

7 events — show timeline

• 2026-05-21 Listed $124,900 MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $94,900 MARIS as Distributed by MLS Grid
• 2019-02-07 Sold (Public Records) $50,000 Public Records
• 2019-01-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-01-04 Pending — MARIS as Distributed by MLS Grid
• 2018-12-23 Listed $58,900 MARIS as Distributed by MLS Grid
• 2013-06-12 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2022): $1,538 · +0.1% YoY. Source: county tax records.