2944 Raw Wind Dr · High Ridge, MO 63049

$239,900

3 bd · 1.0 ba · 1,330 sqft · Other public records · 11 Days on market

Built 1963 0.26 ac lot $38/mo HOA · 2% 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! Check out this brick ranch with fantastic curb appeal and great landscaping, backs to trees and woods, large covered rear deck and check out the she/he shed under the deck with a bar. Inside you'll find oak cabinets in the kitchen, some wood floors, a partially finished basement with a bath, large family room and possible sleeping area. Don't miss out of the great home in a great location less than 10 minutes from Gravois Bluffs and all the area has to offer!

Key facts

• Spacious lot
• Updated kitchen
• Designer tile work

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• DESIGNER TILE WORK
• SPACIOUS LOT

Property features AI

Finance

• Other: Estimated above-grade and below-grade finished living areas (used for listing size)
• HOA & community: Part of Raw Winds association; Annual HOA fee of $450 covering maintenance of parking/roads and common area maintenance

Exterior

• Utilities: Public water; Septic tank sewer; Ameren electric; Electricity and natural gas connected
• Home design: Single-family residence; One level
• Construction: Brick veneer exterior
• Exterior features: Common ground (HOA maintained)

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms (one on main level, one in lower level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement with 8+ ft poured construction

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $240k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/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 $230k (4.1% below list).
• Recommended offer: $230k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.1% in High Ridge — 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 71/100 on livability (#108 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Northwest R-I (suburban): math 37% / reading 43% proficiency, ranked #128 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: High Ridge Elem. (math 37% / reading 27%, grade F, #761 of 1,115 statewide, top 72%, 350 students, 39% FRL); Northwest High (math 26% / reading 56%, grade F, #236 of 521 statewide, top 45%, 1,841 students, 27% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Recommended offer $230,000 (4.1% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.96% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 8.7

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-18,815
• Equity at exit: $35,770

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $9,274
• Equity at exit: $20,742

Cash invested: $67,172 (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 63049

• Active inventory: 92
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$100
• HOA: −$38
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $316

Break-even live

Break-even rent $1,900

Max offer price $239,900

Occupancy floor 81%

Sensitivity live

Price	-10% $452	-5% $384	+0% $316	+5% $248	+10% $180
Rent	-10% $134	-5% $225	+0% $316	+5% $407	+10% $498
Rate	-1.0pp $437	-0.5pp $377	base $316	+0.5pp $254	+1.0pp $191

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2813 Patti Ln High Ridge, MO	4.0	2.5	1800	$2,300	$1.28	3d	1	1.16mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: landscaping

Listing history 10 events

1. 2026-06-21
   statusdays on market $239,900 Pending 11 DOM
2. 2026-06-18
   status $239,900 Active 10 DOM
3. 2026-06-15
   status $239,900 Pending 10 DOM
4. 2026-06-15
   days on market $239,900 Active 10 DOM
5. 2026-06-13
   days on market $239,900 Active 8 DOM
6. 2026-06-13
   pricedays on market $239,900 Active 7 DOM
7. 2026-06-09
   days on market $244,900 Active 4 DOM
8. 2026-06-08
   days on market $244,900 Active 3 DOM
9. 2026-06-07
   remarks 696-char remark
10. 2026-06-07
    listed $244,900 Active 2 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: $1,261 · $105/mo
• Projected year-2 tax: $2,327 · $194/mo
• Expected delta: +$1,066/yr (+$89/mo · 84.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥105°F today · 16 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$13,438
• − Property taxes: −$1,261
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$456
• − Depreciation: −$6,979
• Taxable loss: −$149
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $3,827/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: Northwest R-I
• NCES district ID: 2922890
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $55,998
• Composite: 35.05/100
• National rank: #5034
• State rank: #128 of 324 in MO

Livability — High Ridge

• Score: 71/100
• State rank: #108
• US rank: #7007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Ridge, MO
• Population (ZIP): 17,480

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 93% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -222.26%
• Current HPI: 185.2698
• Rent YoY: —
• Metro: —
• 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

+41.6% since first listed

11 events — show timeline

• 2026-06-05 Listed $244,900 MARIS as Distributed by MLS Grid
• 2025-06-05 Price Changed $180,000 MARIS as Distributed by MLS Grid
• 2025-05-12 Price Changed $190,000 MARIS as Distributed by MLS Grid
• 2025-04-11 Listed $200,000 MARIS as Distributed by MLS Grid
• 2025-04-06 Coming Soon — MARIS as Distributed by MLS Grid
• 2021-08-06 Sold (Public Records) — Public Records
• 2021-08-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-06-29 Pending — MARIS as Distributed by MLS Grid
• 2021-06-21 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2021-06-10 Listed $172,900 MARIS as Distributed by MLS Grid
• 2000-12-18 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,261 · +7.1% YoY. Source: county tax records.