3317 Rex Ave · Breckenridge Hills, MO 63114

$94,900

3 bd · 1.0 ba · 874 sqft · SingleFamily public records · 52 Days on market

Built 1942 6,534 sqft lot $109/sqft · 10% below area Est $105k · 10% under

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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
• ARV discount +11.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming single-story ranch located in a quiet residential pocket of St. Louis County. This well-maintained home offers comfortable one-level living with a practical layout and timeless appeal. Inside, you’ll find a functional floor plan featuring hardwood flooring and a bright living area that flows into the kitchen, which comes equipped with essential appliances. The home includes a full basement, providing excellent storage space or potential for future finishing. Constructed with a combination of brick and frame, the exterior offers durability and low maintenance. The property sits on a level lot with a spacious yard, ideal for outdoor enjoyment or future improvements. Convenientl

Key facts

• Hardwood flooring
• Bright living area
• Single-story ranch

Tags

• SINGLE-STORY RANCH
• FUNCTIONAL FLOOR PLAN
• HARDWOOD FLOORING
• BRIGHT LIVING AREA
• FULL BASEMENT
• LEVEL LOT

Property features AI

Finance

• Other: Lot approximately 0.15 acres; Above-grade finished area recorded as 874 (source: public records)
• Financial info: Lease not considered; No second mortgage reported
• HOA & community: No HOA details provided

Exterior

• Parking: Off-street parking
• Security: No security details provided
• Utilities: Public water; Public sewer; Electric service: Other
• Home design: Single-family residence; House with one level; Residential property
• Construction: Brick and frame construction
• Exterior features: Gentle sloping to level lot; Paved road access

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Gas water heater; Full basement
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#193 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities 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); Ritenour Middle (math 15% / reading 28%, grade F, #339 of 391 statewide, top 87%, 467 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 (+2.0%/yr); 120 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $95k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1942 — 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 F-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: 1.42% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.07%
• DSCR: 1.89
• GRM: 5.9

CMA / ARV

• ARV (median comp): $105,118
• List price: $94,900
• Delta: -9.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3368 Suncrest Ave	0.31mi	4/2.0 (+1)	864 (-1%)	3mo	$164,900	$191	72
25 Jonell Ct	0.50mi	2/1.0 (-1)	864 (-1%)	2mo	$155,000	$179	68
3219 Royalton Ave	0.26mi	2/1.0 (-1)	792 (-9%)	3mo	$102,500	$129	65
3507 Westridge Ln	0.72mi	3/1.0	864 (-1%)	1mo	$165,000	$191	64
9429 Burdella Ave	0.37mi	2/1.0 (-1)	939 (+7%)	4mo	$125,000	$133	62
9448 Harold Dr	0.65mi	2/1.0 (-1)	864 (-1%)	2mo	$120,000	$139	61
9844 Mecca Ln	0.42mi	2/1.0 (-1)	936 (+7%)	5mo	$100,000	$107	60
3525 Wismer Rd	0.51mi	2/1.0 (-1)	816 (-7%)	5mo	$148,500	$182	56
3304 S Gordon Ct	0.50mi	2/1.0 (-1)	980 (+12%)	2mo	$125,000	$128	50
3654 Boswell Ave	0.69mi	2/1.0 (-1)	825 (-6%)	5mo	$95,000	$115	49
3203 Chaucer Ave	0.64mi	2/1.5 (-1)	986 (+13%)	0mo	$144,900	$147	41
3926 Edmundson Rd	0.73mi	2/1.0 (-1)	768 (-12%)	4mo	$59,900	$78	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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.44×
• Total profit: $11,631
• Equity at exit: $14,150

10-year hold

• IRR: 19.4%
• Equity multiple: 2.56×
• Total profit: $41,370
• Equity at exit: $8,205

Cash invested: $26,572 (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 63114

• Rents YoY: 2.0%
• Active inventory: 120
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$498
• Tax from tax record: −$85 /mo · $1,026/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $444

Break-even live

Break-even rent $788

Max offer price $94,900

Occupancy floor 62%

Sensitivity live

Price	-10% $498	-5% $471	+0% $444	+5% $417	+10% $391
Rent	-10% $338	-5% $391	+0% $444	+5% $498	+10% $551
Rate	-1.0pp $492	-0.5pp $468	base $444	+0.5pp $420	+1.0pp $395

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	25d	1	0.20mi
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,215	$1.85	0d	1	0.21mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	23d	1	0.25mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	45d	1	0.26mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	45d	1	0.34mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	45d	1	0.34mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	25d	1	0.38mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	45d	1	0.42mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	45d	1	0.44mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	0d	1	0.45mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	25d	1	0.45mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	45d	1	0.48mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	45d	1	0.50mi
9675 Muriel Ave Unit 9709 Overland, MO	2.0	1.5	830	$1,200	$1.45	0d	1	0.57mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	45d	1	0.57mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	4d	1	0.57mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	45d	1	0.66mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	19d	1	0.74mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	45d	1	0.85mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	45d	1	0.85mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,685	$1.58	0d	1	0.86mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	45d	1	0.86mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	25d	1	0.95mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	22d	1	0.96mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	25d	1	1.08mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	45d	1	1.11mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	16d	1	1.12mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	19d	1	1.35mi
9969 Sloane Sq Unit 9969C St. Louis, MO	2.0	1.0	761	$895	$1.18	6d	1	1.37mi
2452 Ashland Ave Saint Louis, MO	2.0	1.0	1028	$1,350	$1.31	45d	1	1.42mi
2201 Gaebler Ave Unit 1 Overland, MO	2.0	1.0	750	$1,300	$1.73	0d	1	1.49mi
2201 Gaebler Ave Unit A Overland, MO	2.0	1.0	710	$1,250	$1.76	25d	1	1.49mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	45d	8	1.50mi

Listing history 20 events

1. 2026-06-21
   days on market $94,900 Active 52 DOM
2. 2026-06-18
   days on market $94,900 Active 49 DOM
3. 2026-06-17
   days on market $94,900 Active 48 DOM
4. 2026-06-16
   days on market $94,900 Active 47 DOM
5. 2026-06-15
   days on market $94,900 Active 46 DOM
6. 2026-06-13
   pricedays on market $94,900 Active 44 DOM
7. 2026-06-09
   days on market $99,900 Active 40 DOM
8. 2026-06-08
   days on market $99,900 Active 39 DOM
9. 2026-06-07
   days on market $99,900 Active 38 DOM
10. 2026-06-03
    days on market $99,900 Active 34 DOM
11. 2026-06-02
    days on market $99,900 Active 33 DOM
12. 2026-06-01
    days on market $99,900 Active 32 DOM
13. 2026-05-31
    days on market $99,900 Active 31 DOM
14. 2026-04-30
    listed $99,900 Active 1126-char remark
15. 2019-12-05
    soldstatus $23,573
16. 2014-05-28
    soldstatus $25,000
17. 2009-04-24
    soldstatus $10,300
18. 2007-10-31
    soldstatus
19. 1988-10-01
    soldstatus
20. 1979-05-01
    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: $1,026 · $85/mo
• Projected year-2 tax: $1,026 · $85/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: $16,208
• − Mortgage interest: −$5,316
• − Property taxes: −$1,026
• − Insurance: −$474
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,761
• Taxable income: $4,038
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $4,363/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 — Breckenridge Hills

• Score: 68/100
• State rank: #193
• US rank: #10013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge Hills, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,969
• Household income: $55,870
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1595.0

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 0.64)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 11% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -276.62%
• Current HPI: 223.9305
• Rent YoY: ▲ 2.04%
• 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

+821.4% since first listed

8 events — show timeline

• 2026-06-11 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $99,900 MARIS as Distributed by MLS Grid
• 2019-12-05 Sold (Public Records) $23,573 Public Records
• 2014-05-28 Sold (Public Records) $25,000 Public Records
• 2009-04-24 Sold (Public Records) $10,300 Public Records
• 2007-10-31 Sold (Public Records) — Public Records
• 1988-10-01 Sold (Public Records) — Public Records
• 1979-05-01 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2022): $1,026 · +0.2% YoY. Source: county tax records.