SUPER opportunity in St. Louis Metro [Code: 168]

Why THIS deal??
  • ~$150/mo cash flow right now.  Once it can be refinanced to around 4.5%…cash flow is over $420/mo.
  • Property has been on the market for 21 days.  Great price negotiation tool!
  • Price has already been reduced by $50K since being put on the market on 10/11/2022
  • Suggest offer is aggressive to provide instant $65K equity to the investor
After 15 Years (no mortgage)
Original purchase price$290,000
Total investment (out of pocket)$98,700
15 yrs Project house value$639,335
Value (appreciation) Gain$349,335
15 yrs cash-flow generated$56,224
Total Gain$405,559
ROI (15 yrs)411%
ROI (annually)27%
Free & Clear cash flow (yr.)$23,171
Free & Clear cash flow (m)$1,931

  • Large 5 bedroom, 3 bath Single Family Home
  • Great School District
  • Seller is being moved to an assisted living facility
  • Quiet residential street in safe subdivision
  • Price has already been reduced by $50K since 10/11/2022
  • Home needs some cosmetic updating.  Costs have been included in the improvements section for maximum rentability
  • No HOA fees
  • Attached 2-car garage
  • Highly appreciating neighborhood
  • Property has been on the market for 21 days.   GREAT Negotiation tool!!
  • 0.23 Acre lot

Why should you consider this house / what makes it a good investment?

  • Built: 1994
  • Size: 2,902 square foot home
  • Low Crime, desirable community, A- rated schools

What's next?

Email/text for address, analysis and to get connected to Simply Do It's local team that handles this transaction.

Metro: St. Louis

Team: Nathan – email directly at

Code: 168

Property Specifications1
 Square Feet2902
 Year Built1994
 Garage Size2
 Schools Rating (on scale of A-C)A-

Purchase AssumptionsMy Offer
Offer used for analysis$290,000
Suggested offer (low)$290,000
Suggested offer (high)$295,000
Market Value (after improvements)$355,000
Improvements (lower)$15,000
Improvements (upper)$20,000
Closing Costs$2,900
Mortgage Costs$2,900
Other Fees At Closing$2,900
Total Cost $316,200

Financing Assumptions 
 Down Payment (%)25%
 Down Payment Amount$72,500
 Financed Amount$217,500
 Interest Rate6.500%
 Mortgage Term (Years)30
 Monthly Mortgage Payment$1,375
 Cash Outlay (Total Out of Pocket)$98,700

Financial AssumptionsMonthlyYearly
Rent (upper)$2,350$2,400$28,800
Rent (lower)$2,300$27,600
Property Tax Rate (Approx.)1.2% 
Property Taxes $340$4,080
Insurance $110$1,320
Repairs $100$1,200
Variable-Cost PM 7.5% 
Property Management Fee$176$2,115
Leasing Fee75%$73.4$881
HOA $0$0
Vacancy Rate 4.0% 
Total Fixed Expenses$887$10,640
 Total Expenses (Fixed + Mortgage)$2,261$27,137

Financial Analysis / Deal Attractiveness    
 Cap Rate1.8%2.8%3.8%4.9%
 Net Cash Flow$8,900$27,311$56,224$96,731
 Equity Increase$90,808$203,599$344,019$519,278
 Total Gain$99,708$230,910$400,243$616,009
 Average Cash Flow/Year$1,780$2,731$3,748$4,837
 Average Cash Flow/Month$148$228$312$403
 Average Gain/Year$19,942$23,091$26,683$30,800
 Average ROI101.0%234.0%405.5%624.1%
 Annual ROI20.2%23.4%27.0%31.2%
 Projected Property Value$431,912$525,487$639,335$777,849

Property Ratings Suggestions
 Item   Suggested Criteria (Min.)This PropertyFAVORABLE /
 Square Feet  10002,902FAVORABLE
 Bedrooms  35FAVORABLE
 Bathrooms  23FAVORABLE
 Year Built  19701994FAVORABLE
 Rent/Price (%)  0.75%0.83%FAVORABLE
 Average Cash Flow (at year 5)  $125$148FAVORABLE
 Average ROI (at year 5)  15%20.2%FAVORABLE











Information contained herein was obtained from sources deemed reliable, however, Simply Do It and/or the owner(s) of the property make no guarantees, warranties or representation as to the completeness or accuracy thereof. The presentation of the property is offered subject to errors, omissions, changes in price and/or terms, prior sale or lease or removal from the market for any reason without notice.

The analysis is provided “As Is”. All the information is believed to be accurate (except for the small effects of some simplifying assumptions), but is not guaranteed, and depends on the values entered for the property. This analysis is intended for the purpose of illustrative projections. The information provided is not intended to replace or substitute for any legal, accounting, investment, real estate, tax, or other professional advice, consultation, or service. Simply Do It and/or the owner(s) are not responsible nor liable for any damages arising from the use of the analysis info.