10217 Saint Katherine Ln · St. Ann, MO 63074

$160,000

2 bd · 2.0 ba · 1,056 sqft · MultiFamily public records · 12 Days on market

Built 1943 6,268 sqft lot Est $158k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.0/15.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Fantastic investment opportunity in a highly desirable St. Ann location! Add two income-producing units to your portfolio with this well-maintained duplex that offers exceptional curb appeal from the moment you arrive. Each unit features a functional and desirable layout with 1 bedroom, 1 full bathroom, a spacious living room, and an eat-in kitchen, along with access to the large fenced backyard. The property has been well cared for, with major mechanical systems already updated and operating properly, including a sump pump system in the basement for added peace of mind. While the units are ready for cosmetic updates and modern finishes, the solid foundation and strong fundamentals make thi

Key facts

• Solid foundation
• Fenced backyard
• Sump pump system

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING UNITS
• WELL MAINTAINED DUPLEX
• FENCED BACKYARD
• SUMP PUMP SYSTEM
• SOLID FOUNDATION

Property features AI

Finance

• Other: Property type: Residential income, 2-4 units; Total units: 2 (both 1-bedroom, 1-bath); Number of buildings: 1; Lot size per public records: 0.1439 acres
• Financial info: Seller may consider concessions; No leases currently considered

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Electric service by Ameren
• Home design: Residential income property (2–4 units); One-story building; Two units in one building
• Construction: Vinyl siding; Concrete perimeter foundation; Built area per public records: 1,056 above-grade finished
• Exterior features: Back yard; Chain link fencing

Interior

• Kitchen: Oven; Free-standing gas range; Gas range; Refrigerator
• Bedrooms: Two 1-bedroom units (one building)
• Flooring: Carpet; Laminate
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Oven; Free-standing gas range; Gas range; Refrigerator
• Laundry & utility: Basement with storage space and sump pump (unfinished)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive. Per door: $372/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 11.9% vs local median 6.5% in St. Ann — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Buder Elem. (math 17% / reading 22%, grade F, #941 of 1,115 statewide, top 86%, 406 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 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 61 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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).
• At $2,290/mo this rent would consume 53% of the median local household income ($52k/yr) (locally 782% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.43% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $158,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10225 Saint Katherine Ln	0.02mi	2/2.0	1,056 (0%)	7mo	$159,900	$151	93
3430 Saint Mark Ln	0.13mi	2/2.0	1,100 (+4%)	14mo	$165,000	$150	75
3409 Saint Gregory Ln	0.18mi	2/2.0	1,100 (+4%)	12mo	$158,900	$144	75
3403 Saint Mark Ln	0.13mi	2/2.0	1,100 (+4%)	20mo	$167,000	$152	70
3452 Saint Mark Ln	0.17mi	2/2.0	1,100 (+4%)	19mo	$167,000	$152	69
3515 Saint Luke Ln	0.31mi	2/2.0	1,100 (+4%)	15mo	$165,000	$150	66
10554 Saint Michael Ln	0.56mi	2/2.0	1,176 (+11%)	4mo	$169,900	$144	51
10538 Saint Michael Ln	0.55mi	2/2.0	1,176 (+11%)	21mo	$165,000	$140	38

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 · 4.14% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.54×
• Total profit: $24,073
• Equity at exit: $23,857

10-year hold

• IRR: 23.0%
• Equity multiple: 3.08×
• Total profit: $93,110
• Equity at exit: $13,834

Cash invested: $44,800 (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 63074

• Rents YoY: 4.1%
• Active inventory: 61
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,290 high
• Mortgage (P&I): −$839
• Tax from tax record: −$160 /mo · $1,922/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $743

Break-even live

Break-even rent $1,349

Max offer price $160,000

Occupancy floor 63%

Sensitivity live

Price	-10% $834	-5% $788	+0% $743	+5% $698	+10% $653
Rent	-10% $562	-5% $653	+0% $743	+5% $834	+10% $924
Rate	-1.0pp $824	-0.5pp $784	base $743	+0.5pp $702	+1.0pp $660

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,290
Total (2 units)			$2,290

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	44d	1	0.05mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	18d	1	0.10mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	24d	1	0.29mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	21d	1	0.29mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	44d	1	0.33mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	44d	1	0.36mi
10124 Saint Martha Ln Saint Ann, MO	1.0	1.0	1400	$890	$0.64	15d	1	0.40mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	22d	1	0.65mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	44d	1	0.67mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	44d	1	0.73mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	44d	1	0.74mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	3d	1	0.77mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	44d	1	0.77mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	24d	1	0.77mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	15d	1	0.90mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	24d	1	0.93mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	44d	1	0.95mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	24d	1	0.98mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	24d	1	0.99mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	44d	1	1.08mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	22d	1	1.09mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	44d	1	1.10mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	44d	1	1.13mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	1.13mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	24d	1	1.17mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	44d	1	1.18mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	44d	8	1.20mi
11042 Florence Ave Saint Ann, MO	3.0	1.0	864	$1,300	$1.50	13d	1	1.20mi
10788 Tropic Dr Saint Ann, MO	2.0	1.0	828	$1,260	$1.52	44d	1	1.22mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	18d	1	1.22mi
3010 Woodson Rd Breckenridge Hills, MO	1.0	1.0	850	$895	$1.05	44d	1	1.25mi
10525 Roseton Ct Saint Louis, MO	2.0	2.0	1500	$1,500	$1.00	44d	1	1.28mi
11120 Graben Dr St Ann, MO	1.0–2.0	1.0–1.5	850	$1,250	$1.47	2d	14	1.29mi
11276 Liana Ln Saint Ann, MO	2.0	1.0	780	$1,189	$1.52	5d	1	1.37mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	44d	1	1.48mi

Listing history 9 events

1. 2026-06-18
   days on market $160,000 Active 12 DOM
2. 2026-06-17
   days on market $160,000 Active 11 DOM
3. 2026-06-16
   days on market $160,000 Active 10 DOM
4. 2026-06-15
   days on market $160,000 Active 9 DOM
5. 2026-06-13
   days on market $160,000 Active 7 DOM
6. 2026-06-09
   days on market $160,000 Active 3 DOM
7. 2026-06-08
   days on market $160,000 Active 2 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $160,000 Active 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: $1,922 · $160/mo
• Projected year-2 tax: $1,922 · $160/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 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: $27,480
• − Mortgage interest: −$8,962
• − Property taxes: −$1,922
• − Insurance: −$800
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$4,655
• Taxable income: $6,744
• Est. tax owed @ 24.0%: −$1,619
• After-tax cash flow: $7,300/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 — St. Ann

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Ann, MO
• County: Saint Louis County · 888,823 people
• City population: 16,237
• Metro: St. Louis, MO-IL
• Population (ZIP): 15,793
• Household income: $51,610
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 782.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Black 27% Hispanic / Latino 19% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 80% English-only · Spanish 17% Chinese 1% German/W. Germanic 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: ▼ -242.89%
• Current HPI: 210.6588
• Rent YoY: ▲ 4.14%
• 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

1 event — show timeline

• 2026-06-06 Listed $160,000 MARIS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2022): $1,922 · +0.1% YoY. Source: county tax records.