10243 Saint Katherine Ln · St. Ann, MO 63074

$150,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 38 Days on market

Built 1943 7,069 sqft lot $191/sqft · 30% above area Est $188k · 20% under

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.7/10.0
• 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

Listing remarks MLS

Fantastic opportunity in St. Ann! This 2-bedroom, 1-bathroom home features a functional main-floor layout and a finished walk-out basement that includes a family room and a versatile space perfect for a home office or additional sleeping area. Currently tenant-occupied, this is a perfect turn-key addition to your portfolio. Due to tenant occupancy, showings are limited. Join us for an Open House on Thursday, April 16th, from 4:00 PM – 7:00 PM.

Key facts

• 7,069 sq ft lot
• Built 1943
• Listed 38 days

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$188,490) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $48 ($576/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 $131k (12.7% below list).
• Recommended offer: $131k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Market conditions: Rents rising fast (+4.1%/yr); 61 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 30% of the median local income ($52k/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 $1k 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 ($146k) is reasonable based on typical stale-listing flexibility.
• 4 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 $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $131,009 (12.7% 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 13% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (median comp): $188,490
• List price: $150,000
• Delta: -20.42%
• 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
10512 Saint Francis Ln	0.35mi	2/1.0	792 (+1%)	1mo	$149,900	$189	81
10262 Breckenridge Rd	0.34mi	2/1.0	792 (+1%)	2mo	$99,900	$126	80
10212 Saint Arthur Ln	0.44mi	2/1.0	784 (0%)	3mo	$154,900	$198	77
3438 Ashby Rd	0.33mi	2/1.0	816 (+4%)	1mo	$159,900	$196	77
3525 Wismer Rd	0.48mi	2/1.0	816 (+4%)	5mo	$148,500	$182	67
3507 Westridge Ln	0.30mi	3/1.0 (+1)	864 (+10%)	1mo	$165,000	$191	63
3219 Royalton Ave	0.73mi	2/1.0	792 (+1%)	3mo	$102,500	$129	62
10346 Saint Henry Ln	0.47mi	2/1.0	864 (+10%)	1mo	$155,000	$179	60
10019 Saint Martha Ln	0.45mi	3/1.0 (+1)	864 (+10%)	4mo	$188,000	$218	54
10335 Saint Joan Ln	0.54mi	2/1.0	897 (+14%)	2mo	$174,900	$195	49
10500 Saint Michael Ln	0.48mi	2/2.0	888 (+13%)	5mo	$125,900	$142	47
10738 Saint Cosmas Ln	0.74mi	3/2.0 (+1)	864 (+10%)	5mo	$214,900	$249	36

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-19,743
• Equity at exit: $22,365

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-6,919
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$787
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $48

Break-even live

Break-even rent $1,249

Max offer price $150,000

Occupancy floor 91%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	43d	1	0.06mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	0.17mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	23d	1	0.22mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	20d	1	0.23mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	43d	1	0.40mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	43d	1	0.42mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	23d	1	0.73mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	21d	1	0.73mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	43d	1	0.75mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	43d	1	0.79mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	3d	1	0.79mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	43d	1	0.82mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	14d	1	0.86mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	23d	1	0.92mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	43d	1	0.99mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	23d	1	1.06mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	23d	1	1.08mi
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,235	$1.88	10d	1	1.08mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	43d	1	1.10mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	43d	1	1.12mi
11042 Florence Ave Saint Ann, MO	3.0	1.0	864	$1,300	$1.50	12d	1	1.12mi
10788 Tropic Dr Saint Ann, MO	2.0	1.0	828	$1,260	$1.52	43d	1	1.13mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	43d	8	1.14mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	43d	1	1.17mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	43d	1	1.18mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	17d	1	1.18mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	21d	1	1.18mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	43d	1	1.19mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	43d	1	1.19mi
11120 Graben Dr St Ann, MO	1.0–2.0	1.0–1.5	850	$1,250	$1.47	1d	14	1.23mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	23d	1	1.25mi
11276 Liana Ln Saint Ann, MO	2.0	1.0	780	$1,189	$1.52	4d	1	1.29mi
3010 Woodson Rd Breckenridge Hills, MO	1.0	1.0	850	$895	$1.05	43d	1	1.33mi
4616 Country Ln St Ann, MO	2.0	1.0–2.0	758	$1,505	$1.99	2d	9	1.45mi

Listing history 15 events

1. 2026-04-16
   listed $150,000 Active 453-char remark

   Show marketing remark (453 chars)

   Fantastic opportunity in St. Ann! This 2-bedroom, 1-bathroom home features a functional main-floor layout and a finished walk-out basement that includes a family room and a versatile space perfect for a home office or additional sleeping area. Currently tenant-occupied, this is a perfect turn-key addition to your portfolio. Due to tenant occupancy, showings are limited. Join us for an Open House on Thursday, April 16th, from 4:00 PM – 7:00 PM.

2. 2026-04-09
   historical $150,000 453-char remark

   Show marketing remark (453 chars)

   Fantastic opportunity in St. Ann! This 2-bedroom, 1-bathroom home features a functional main-floor layout and a finished walk-out basement that includes a family room and a versatile space perfect for a home office or additional sleeping area. Currently tenant-occupied, this is a perfect turn-key addition to your portfolio. Due to tenant occupancy, showings are limited. Join us for an Open House on Thursday, April 16th, from 4:00 PM – 7:00 PM.

3. 2023-10-06
   soldstatus Closed 259-char remark

   Show marketing remark (259 chars)

   Check out this wonderful new listing in St. Ann! This cute ranch home comes with lots of updates, a finished lower level, and much, much more! - Check it out today before it's gone! - NO SHOWINGS UNTIL THE OPEN HOUSE ON SUNDAY, AUGUST 27TH FROM 1:00-3:00 P.M.

4. 2023-09-14
   status Pending 259-char remark

   Show marketing remark (259 chars)

   Check out this wonderful new listing in St. Ann! This cute ranch home comes with lots of updates, a finished lower level, and much, much more! - Check it out today before it's gone! - NO SHOWINGS UNTIL THE OPEN HOUSE ON SUNDAY, AUGUST 27TH FROM 1:00-3:00 P.M.

5. 2023-09-01
   historical Active Under Contract 259-char remark

   Show marketing remark (259 chars)

   Check out this wonderful new listing in St. Ann! This cute ranch home comes with lots of updates, a finished lower level, and much, much more! - Check it out today before it's gone! - NO SHOWINGS UNTIL THE OPEN HOUSE ON SUNDAY, AUGUST 27TH FROM 1:00-3:00 P.M.

6. 2023-08-30
   status Active 259-char remark

   Show marketing remark (259 chars)

   Check out this wonderful new listing in St. Ann! This cute ranch home comes with lots of updates, a finished lower level, and much, much more! - Check it out today before it's gone! - NO SHOWINGS UNTIL THE OPEN HOUSE ON SUNDAY, AUGUST 27TH FROM 1:00-3:00 P.M.

7. 2023-08-30
   status Pending 259-char remark

   Show marketing remark (259 chars)

   Check out this wonderful new listing in St. Ann! This cute ranch home comes with lots of updates, a finished lower level, and much, much more! - Check it out today before it's gone! - NO SHOWINGS UNTIL THE OPEN HOUSE ON SUNDAY, AUGUST 27TH FROM 1:00-3:00 P.M.

8. 2023-08-25
   listed $139,900 Active 259-char remark

   Show marketing remark (259 chars)

   Check out this wonderful new listing in St. Ann! This cute ranch home comes with lots of updates, a finished lower level, and much, much more! - Check it out today before it's gone! - NO SHOWINGS UNTIL THE OPEN HOUSE ON SUNDAY, AUGUST 27TH FROM 1:00-3:00 P.M.

9. 2018-05-15
   soldstatus $89,900
10. 2018-05-11
    status Pending
11. 2018-05-11
    soldstatus Closed
12. 2018-04-02
    historical Contingent (No Kickout)
13. 2018-03-24
    listed $89,900 Active
14. 2004-10-05
    soldstatus $105,000
15. 1992-01-03
    soldstatus $52,000

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $1,655 · $138/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: $15,721
• − Mortgage interest: −$8,402
• − Property taxes: −$1,655
• − Insurance: −$750
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$4,364
• Taxable loss: −$1,965
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $1,047/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

+188.5% since first listed

15 events — show timeline

• 2026-04-16 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-04-09 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2023-10-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-09-14 Pending — MARIS as Distributed by MLS Grid
• 2023-09-01 Contingent — MARIS as Distributed by MLS Grid
• 2023-08-30 Relisted — MARIS as Distributed by MLS Grid
• 2023-08-30 Pending — MARIS as Distributed by MLS Grid
• 2023-08-25 Listed $139,900 MARIS as Distributed by MLS Grid
• 2018-05-15 Sold (Public Records) $89,900 Public Records
• 2018-05-11 Pending — MARIS as Distributed by MLS Grid
• 2018-05-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-04-02 Contingent — MARIS as Distributed by MLS Grid
• 2018-03-24 Listed $89,900 MARIS as Distributed by MLS Grid
• 2004-10-05 Sold (Public Records) $105,000 Public Records
• 1992-01-03 Sold (Public Records) $52,000 Public Records

Property tax history

+3.2%/yr

Latest (2022): $1,655 · +0.1% YoY. Source: county tax records.