3241 Royalton Ave · Breckenridge Hills, MO 63114

$110,000

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 7 Days on market

Built 1946 6,137 sqft lot Est $163k · 32% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.4/10.0
• 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

Take a look to this charming, well maintained house located minutes away from I-70 and 10 minutes from Clayton. Perfect for first time home buyers, investors or anyone looking to downsize without compromising on space or comfort. Seller installed NEW ROOF! Currently used as a 1-bedroom, though tax records reflect 2. The dining room can easily be converted back into the second bedroom, giving the new owner the opportunity to unlock the home's full potential. Spacious kitchen comes with appliances as-is, plenty of room to cook, gather, and make yourself at home. Just off the kitchen area, a separate room offers the perfect setup for a home office, hobby room, or extra storage. The full basem

Key facts

• Spacious kitchen
• Full basement
• 6,137 sq ft lot

Tags

• WELL MAINTAINED HOUSE
• MINUTES AWAY FROM I-70
• 10 MINUTES FROM CLAYTON
• SPACIOUS KITCHEN
• SEPARATE ROOM FOR OFFICE
• FULL BASEMENT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas available; Electricity available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Chain link fencing; Level lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Range and refrigerator included; Vinyl flooring; Full unfinished basement with storage space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

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 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); 118 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $59k; list at $110k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $162,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9844 Mecca Ln	0.26mi	2/1.0	936 (-3%)	5mo	$100,000	$107	78
3203 Chaucer Ave	0.42mi	2/1.5	986 (+2%)	0mo	$144,900	$147	75
9429 Burdella Ave	0.53mi	2/1.0	939 (-3%)	4mo	$125,000	$133	67
3304 S Gordon Ct	0.69mi	2/1.0	980 (+1%)	2mo	$125,000	$128	64
3520 Wismer Rd	0.39mi	3/1.0 (+1)	1,032 (+7%)	3mo	$189,900	$184	64
3108 Quiet Ln	0.41mi	3/1.0 (+1)	1,056 (+9%)	2mo	$140,000	$133	59
3234 Lynros Ct	0.60mi	2/1.0	1,068 (+10%)	2mo	$110,000	$103	53
10228 Saint Arsene Ln	0.73mi	2/1.0	1,032 (+7%)	6mo	$173,000	$168	50
3507 Westridge Ln	0.57mi	3/1.0 (+1)	864 (-11%)	1mo	$165,000	$191	50
3309 Marmary Ln	0.70mi	3/2.0 (+1)	1,020 (+5%)	1mo	$216,900	$213	48
25 Jonell Ct	0.72mi	2/1.0	864 (-11%)	2mo	$155,000	$179	47
10019 Saint Martha Ln	0.74mi	3/1.0 (+1)	864 (-11%)	4mo	$188,000	$218	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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,199
• Equity at exit: $16,401

10-year hold

• IRR: 5.8%
• Equity multiple: 1.42×
• Total profit: $12,786
• Equity at exit: $9,511

Cash invested: $30,800 (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 63114

• Rents YoY: 2.0%
• Active inventory: 118
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$577
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $248

Break-even live

Break-even rent $939

Max offer price $110,000

Occupancy floor 75%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	22d	1	0.09mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	44d	1	0.12mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	44d	1	0.32mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	44d	1	0.32mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	24d	1	0.36mi
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,235	$1.88	11d	1	0.38mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	24d	1	0.43mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	44d	1	0.54mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	0.54mi
3648 Edmundson Rd Unit 1 St. Louis, MO	2.0	1.0	900	$995	$1.11	44d	1	0.54mi
9310 Shirley Gardens Dr Apt C St. Louis, MO	2.0	1.0	800	$1,200	$1.50	44d	1	0.54mi
9310 Shirley Gardens Dr Apt B St. Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.54mi
9675 Muriel Ave Unit 9733 Overland, MO	2.0	1.5	830	$1,200	$1.45	3d	1	0.56mi
9675 Muriel Ave Unit 9627 Overland, MO	2.0	1.5	830	$1,200	$1.45	44d	1	0.56mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	24d	1	0.57mi
3010 Woodson Rd Breckenridge Hills, MO	1.0	1.0	850	$895	$1.05	44d	1	0.63mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	44d	1	0.64mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	44d	1	0.65mi
9448 Harold Dr Saint Louis, MO	2.0	1.0	864	$1,495	$1.73	44d	1	0.76mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	24d	1	0.78mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	20d	1	0.78mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	24d	1	0.85mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	24d	1	0.99mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	44d	1	1.02mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	15d	1	1.05mi
2323 Woodson Rd Apt J Overland, MO	1.0	1.0	605	$875	$1.45	44d	1	1.27mi
2323 Woodson Rd Apt I Overland, MO	1.0	1.0	650	$875	$1.35	8d	1	1.27mi
8819 McNulty Dr Saint Louis, MO	2.0	1.0	752	$1,225	$1.63	44d	1	1.32mi
4120 Geraldine Ave St Ann, MO	2.0	1.5	922	$1,200	$1.30	18d	1	1.32mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	22d	1	1.32mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	44d	1	1.32mi
8700 Crocus Ln Saint Louis, MO	1.0	1.0	700	$950	$1.36	8d	2	1.35mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	44d	8	1.43mi
9987 Sloane Sq Unit 9987A St. Louis, MO	1.0	1.0	571	$695	$1.22	44d	1	1.49mi
9987 Sloane Sq Apt A St. Louis, MO	1.0	1.0	571	$695	$1.22	20d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $110,000 Active 7 DOM
2. 2026-06-17
   days on market $110,000 Active 6 DOM
3. 2026-06-16
   days on market $110,000 Active 5 DOM
4. 2026-06-15
   days on market $110,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $110,000 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/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 · 20 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: $15,036
• − Mortgage interest: −$6,162
• − Property taxes: −$1,426
• − Insurance: −$550
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,200
• Taxable income: $1,292
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,670/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

+175.0% since first listed

4 events — show timeline

• 2026-06-11 Listed $110,000 MARIS as Distributed by MLS Grid
• 2008-02-27 Sold (Public Records) $59,000 Public Records
• 1996-01-16 Sold (Public Records) $40,000 Public Records
• 1996-01-16 Sold (Public Records) $40,000 Public Records

Property tax history

+2.0%/yr

Latest (2022): $1,426 · +0.2% YoY. Source: county tax records.