Article
What? $69 Property Report on a $80K House? Here's Why It's Worth Every Penny
September 23, 2025
Remember when first-time home buyers could find new construction starter homes? Not in this market.
The new starter home: older homes in need of repair being sold as-is.
So we decided to analyze one. We looked at 1201 Northdale Avenue in St. Louis, Missouri, a 4-bedroom, 1-bath fixer-upper listed for $79,900 and sold "as-is, no inspections or repairs." We asked ourselves: Is it worth spending $69 on a PropertyLens report for a house that costs less than $80,000?
The short answer? Absolutely.
What "As-Is" Really Means
When you see "as-is, no inspections or repairs" in a listing, that's not just legal language. It's a warning. The seller is telling you they might know about problems but won't fix them. What they're not telling you is what those problems actually are.
For this St. Louis property, the PropertyLens report revealed potential issues that weren't obvious from the listing:
Bedroom count discrepancy between tax records and MLS data
Dramatic price drop from $169,000 to $79,900 in just seven months
High crime rates in the surrounding area
Environmental hazards including PFAS contamination
Permit issues suggesting an abandoned flip project
When you're buying this house for $80,000 “as-is”, you might discover $50,000 in hidden problems after you close. You want to make sure you’ve planned for that. You don’t want to get caught by surprise.
The Time Value Equation
Here's the math that changes everything: The average homebuyer considers 10 properties and spends at least an hour touring each one. If you're earning $50/hour, that's $500 of your time.
For $399, you can get 10 PropertyLens reports and potentially eliminate 5-6 properties before you ever waste time touring them. You're already ahead $100, not counting your partner's time or gas money.
But the real value isn't just saving time. It's avoiding the properties that look like deals but are actually disasters.
The new starter home: older homes in need of repair being sold as-is.
So we decided to analyze one. We looked at 1201 Northdale Avenue in St. Louis, Missouri, a 4-bedroom, 1-bath fixer-upper listed for $79,900 and sold "as-is, no inspections or repairs." We asked ourselves: Is it worth spending $69 on a PropertyLens report for a house that costs less than $80,000?
The short answer? Absolutely.
What "As-Is" Really Means
When you see "as-is, no inspections or repairs" in a listing, that's not just legal language. It's a warning. The seller is telling you they might know about problems but won't fix them. What they're not telling you is what those problems actually are.
For this St. Louis property, the PropertyLens report revealed potential issues that weren't obvious from the listing:
Bedroom count discrepancy between tax records and MLS data
Dramatic price drop from $169,000 to $79,900 in just seven months
High crime rates in the surrounding area
Environmental hazards including PFAS contamination
Permit issues suggesting an abandoned flip project
When you're buying this house for $80,000 “as-is”, you might discover $50,000 in hidden problems after you close. You want to make sure you’ve planned for that. You don’t want to get caught by surprise.
The Time Value Equation
Here's the math that changes everything: The average homebuyer considers 10 properties and spends at least an hour touring each one. If you're earning $50/hour, that's $500 of your time.
For $399, you can get 10 PropertyLens reports and potentially eliminate 5-6 properties before you ever waste time touring them. You're already ahead $100, not counting your partner's time or gas money.
But the real value isn't just saving time. It's avoiding the properties that look like deals but are actually disasters.
Sometimes the prettiest listings come with the biggest ongoing costs, which might explain why even well-updated homes hit the market.
What We Found in St. Louis
This property looked like a simple fixer-upper opportunity. The reality was far more complex:
The Crime Factor: Located in a high-crime area with rates for aggravated assault, burglary, motor vehicle theft, and murder. If you're planning to renovate, you'll need security measures during the rebuild—an unexpected cost most buyers don't budget for.
Environmental Concerns: High risk for PFAS contamination in drinking water, plus proximity to multiple sinkholes within a mile. These aren't just inconveniences. They're health and safety issues that affect habitability.
The Permit Problem: Despite evidence of recent electrical and HVAC work, permit records were sparse. For a property being sold by an LLC (suggesting a failed flip), missing permits raise red flags about the quality and legality of the work.
No Basement, Tornado Alley: In an area known for tornadoes, this property has no basement. Where do you go when the sirens sound?
The Real Cost of "Cheap" Properties
The listing price was $79,900, but the PropertyLens analysis revealed potential repair costs reaching $50,000 over two years. Factor in:
This property looked like a simple fixer-upper opportunity. The reality was far more complex:
The Crime Factor: Located in a high-crime area with rates for aggravated assault, burglary, motor vehicle theft, and murder. If you're planning to renovate, you'll need security measures during the rebuild—an unexpected cost most buyers don't budget for.
Environmental Concerns: High risk for PFAS contamination in drinking water, plus proximity to multiple sinkholes within a mile. These aren't just inconveniences. They're health and safety issues that affect habitability.
The Permit Problem: Despite evidence of recent electrical and HVAC work, permit records were sparse. For a property being sold by an LLC (suggesting a failed flip), missing permits raise red flags about the quality and legality of the work.
No Basement, Tornado Alley: In an area known for tornadoes, this property has no basement. Where do you go when the sirens sound?
The Real Cost of "Cheap" Properties
The listing price was $79,900, but the PropertyLens analysis revealed potential repair costs reaching $50,000 over two years. Factor in:
• Water testing for contamination
• Sewer line scoping (required for a 73-year-old property)
• Security measures during renovation
• Permit verification and potential code compliance issues
Suddenly, that $80,000 "bargain" approaches $130,000. And that's before you address the structural work needed to make it yours.
Why Budget Properties Need MORE Due Diligence, Not Less
When you're buying a luxury home, you have room for error in your budget. When you're buying at the bottom of the market, every unexpected expense matters.
Budget properties are often discounted for good reasons:
• Previous owners couldn't afford to maintain them
• They're located in higher-risk areas
• They require specialized knowledge to renovate safely
• They may have hidden environmental or structural issues
The St. Louis property exemplified all of these challenges. Without comprehensive property intelligence, buyers would be making decisions based on incomplete information.
Smart Strategies for Budget Buyers
If you're considering a fixer-upper or "as is" property, here's how to protect yourself:
Get the Data First: Before you fall in love with the potential, understand the problems. A comprehensive property report reveals issues that standard inspections might miss.
Budget for the Worst Case: Add 50-100% to your repair estimates. Budget properties almost always cost more to fix than initially expected.
Consider Your Skills: Do you have construction experience? Reliable contractors? The ability to manage a complex renovation in a challenging neighborhood? If not, factor in the cost of professional help.
Evaluate Total Cost: Compare the purchase price plus estimated repairs to similar move-in ready properties. Sometimes the "deal" isn't actually a deal.
The Bottom Line
A $69 PropertyLens report on a $79,900 house isn't crazy. It's essential. Budget properties carry higher risks that require more information, not less.
Whether you're an adventurous first-time buyer looking for a project or an investor seeking opportunities, comprehensive property intelligence helps you understand exactly what you're buying. You can budget appropriately, hire the right contractors, and plan for challenges before they become expensive surprises.
The key insight? Discount properties aren't necessarily bad investments. They're just riskier investments that require more homework. A PropertyLens report helps you understand exactly what kind of project you're taking on and whether you have the skills, budget, and risk tolerance to make it work.
Remember: Whether you're buying a $79,000 fixer-upper or a $2 million estate, unexpected surprises are expensive. Knowledge is your best insurance policy.
