3846 Virginia Ave · St. Louis, MO 63118

$69,000

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 82 Days on market

Built 1895 3,123 sqft lot $96/sqft · 15% below area Est $81k · 15% 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 +29.8/30.0
• ARV discount +14.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS! Welcome to your newest portfolio addition! This fully rented South City bungalow is the definition of easy investing. With a lease secured through February 2027 at $995 a month, this one-bedroom, one-bath home offers immediate, reliable income with minimal lift. Inside, the home features a functional layout with recently replaced carpet. The property also includes a detached garage, fenced backyard, and additional storage options in both the basement and loft—adding everyday convenience and long-term appeal. Whether you're looking to expand your portfolio or secure a low-maintenance rental in a strong South City market, this one checks all the boxes. Turnkey, tenant-occupied, and ready to perform from day one. NO SHOWINGS WITHOUT CONTRACT.

Key facts

• 3,123 sq ft lot
• Garage
• Built 1895

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.0% in St. Louis — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Louis City (urban): math 10% / reading 18% proficiency, ranked #312 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.9%/yr); 240 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent is only 18% of the median local income ($58k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $69k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.24% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (median comp): $81,465
• List price: $69,000
• Delta: -15.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3418 Michigan Ave	0.57mi	1/1.0	668 (-7%)	4mo	$40,000	$60	58
3720 Virginia Ave	0.18mi	1/1.0	814 (+13%)	15mo	$25,000	$31	57
3834 Texas Ave	0.62mi	2/1.0 (+1)	714 (-1%)	19mo	$75,000	$105	49
4019 Oregon Ave	0.39mi	2/2.0 (+1)	765 (+6%)	17mo	$9,900	$13	48
3831 California Ave	0.41mi	1/1.0	818 (+14%)	13mo	$65,000	$79	47
4226 Oregon Ave	0.59mi	1/1.0	768 (+7%)	23mo	$124,900	$163	42
4418 S 38th St	0.72mi	2/1.0 (+1)	759 (+5%)	14mo	$115,000	$152	41
3232 Osceola St	0.67mi	2/1.0 (+1)	688 (-4%)	19mo	$84,000	$122	41
4027 Ohio Ave	0.57mi	2/1.0 (+1)	786 (+9%)	22mo	$117,000	$149	35
2748 Chariton	0.70mi	1/1.0	808 (+12%)	15mo	$49,900	$62	35
3627 Ohio Ave	0.61mi	2/1.0 (+1)	820 (+14%)	14mo	$119,500	$146	32

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.34×
• Total profit: $6,557
• Equity at exit: $10,288

10-year hold

• IRR: 19.1%
• Equity multiple: 2.73×
• Total profit: $33,409
• Equity at exit: $5,966

Cash invested: $19,320 (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 63118

• Rents YoY: 4.9%
• Active inventory: 240
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $853 high
• Mortgage (P&I): −$362
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $253

Break-even live

Break-even rent $533

Max offer price $69,000

Occupancy floor 65%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3406 Keokuk St Unit 3406 St. Louis, MO	1.0	1.0	700	$800	$1.14	43d	1	0.07mi
3402 Dunnica Ave Unit 3400 1f St. Louis, MO	1.0	1.0	695	$775	$1.12	23d	1	0.08mi
3839 Pennsylvania Ave Saint Louis, MO	2.0	1.0	725	$1,000	$1.38	20d	1	0.25mi
3954 S Grand Blvd Apt 3N St. Louis, MO	1.0	1.0	650	$625	$0.96	43d	1	0.27mi
3954 S Grand Blvd Unit 3523 Osage 2E St. Louis, MO	—	1.0	600	$595	$0.99	43d	1	0.27mi
3500 Miami St Saint Louis, MO	—	1.0	425	$826	$1.94	21d	7	0.41mi
3653 S Grand Blvd Saint Louis, MO	1.0	1.0	2050	$1,350	$0.66	1d	4	0.42mi
4101 Dewey Ave Unit 2F St. Louis, MO	1.0	1.0	650	$775	$1.19	23d	1	0.44mi
4048 Giles Ave Apt 1S St. Louis, MO	1.0	1.0	650	$795	$1.22	14d	1	0.45mi
3702 Meramec St Unit 1e St. Louis, MO	2.0	1.0	725	$950	$1.31	7d	1	0.46mi
3862 S Spring Ave Apt 3E St. Louis, MO	1.0	1.0	700	$695	$0.99	10d	1	0.46mi
4255 Virginia Ave Unit 206 St. Louis, MO	1.0	1.0	506	$750	$1.48	43d	1	0.49mi
4305 Virginia Ave Unit 204 St. Louis, MO	1.0	1.0	646	$785	$1.22	14d	1	0.51mi
2837 Meramec St Apt 1E St. Louis, MO	1.0	1.0	700	$850	$1.21	23d	1	0.52mi
3543 Bingham Ave Unit 3539 Bingham 206 St. Louis, MO	—	1.0	462	$750	$1.62	43d	1	0.52mi
4102 California Ave Unit 2s St. Louis, MO	1.0	1.0	745	$725	$0.97	43d	1	0.53mi
3860 Bamberger Ave Unit 3N St. Louis, MO	2.0	1.0	700	$799	$1.14	17d	1	0.53mi
2700 Chippewa St Saint Louis, MO	1.0	1.0	703	$685	$0.97	2d	1	0.57mi
4329 S Grand Blvd Saint Louis, MO	1.0	1.0	600	$750	$1.25	43d	1	0.59mi
4301 S 38th St Unit 1s St. Louis, MO	1.0	1.0	686	$900	$1.31	23d	1	0.60mi
4202 California Ave St. Louis, MO	1.0	1.0	600	$625	$1.04	14d	1	0.60mi
3434 Nebraska Ave Saint Louis, MO	2.0	1.0	747	$1,100	$1.47	43d	1	0.65mi
3910 Chippewa St Unit 1f St. Louis, MO	1.0	1.0	750	$770	$1.03	16d	1	0.70mi
4451 Grace Ave Saint Louis, MO	2.0	1.0	700	$750	$1.07	17d	1	0.71mi
3600 Texas Ave Saint Louis, MO	1.0	1.0	665	$1,198	$1.80	4d	2	0.74mi
4508 Pennsylvania Ave Unit 2N St. Louis, MO	1.0	1.0	750	$740	$0.99	23d	1	0.82mi
4508 Pennsylvania Ave Unit 2N St. Louis, MO	1.0	1.0	750	$740	$0.99	43d	1	0.82mi
3664 Neosho St Saint Louis, MO	1.0	1.0	700	$750	$1.07	43d	1	0.85mi
4528 Nebraska Ave Unit 104 St. Louis, MO	1.0	1.0	750	$950	$1.27	23d	1	0.89mi
4617 Virginia Ave Apt F St. Louis, MO	1.0	1.0	600	$725	$1.21	43d	1	0.91mi
4617 Virginia Ave St. Louis, MO	2.0	1.0	700	$825	$1.18	23d	1	0.91mi
3236 California Ave Unit 3 St. Louis, MO	1.0	1.0	600	$950	$1.58	23d	1	0.91mi
3535 Roger Pl Unit LLW St. Louis, MO	1.0	1.0	650	$845	$1.30	23d	1	0.93mi
3611 Wyoming St Unit 3E St. Louis, MO	2.0	1.0	750	$1,199	$1.60	4d	1	0.94mi
3743 Wisconsin Ave Unit 37433RDF St. Louis, MO	2.0	1.5	750	$895	$1.19	43d	1	0.95mi
3179 S Grand Blvd Saint Louis, MO	3.0	1.0	650	$1,072	$1.65	2d	3	0.97mi
3608 Delor St Apt C St. Louis, MO	—	1.0	700	$850	$1.21	43d	1	1.08mi
3108 Minnesota Ave Saint Louis, MO	1.0	1.0	642	$1,312	$2.04	1d	3	1.10mi
3440 Delor St Unit 3444 Delor 2W St. Louis, MO	—	1.0	450	$575	$1.28	23d	1	1.10mi
4718-4720 Nebraska Ave Unit 1 St. Louis, MO	1.0	1.0	650	$695	$1.07	23d	1	1.10mi

Listing history 25 events

1. 2026-06-18
   days on market $69,000 Active 82 DOM
2. 2026-06-17
   days on market $69,000 Active 81 DOM
3. 2026-06-16
   days on market $69,000 Active 80 DOM
4. 2026-06-15
   days on market $69,000 Active 79 DOM
5. 2026-06-13
   days on market $69,000 Active 77 DOM
6. 2026-06-09
   days on market $69,000 Active 73 DOM
7. 2026-06-08
   days on market $69,000 Active 72 DOM
8. 2026-06-08
   days on market $69,000 Active 71 DOM
9. 2026-06-05
   days on market $69,000 Active 68 DOM
10. 2026-06-03
    days on market $69,000 Active 67 DOM
11. 2026-06-02
    days on market $69,000 Active 66 DOM
12. 2026-06-01
    days on market $69,000 Active 65 DOM
13. 2026-05-31
    days on market $69,000 Active 64 DOM
14. 2026-05-17
    price $69,000 778-char remark

    Show marketing remark (778 chars)

    CALLING ALL INVESTORS! Welcome to your newest portfolio addition! This fully rented South City bungalow is the definition of easy investing. With a lease secured through February 2027 at $995 a month, this one-bedroom, one-bath home offers immediate, reliable income with minimal lift. Inside, the home features a functional layout with recently replaced carpet. The property also includes a detached garage, fenced backyard, and additional storage options in both the basement and loft—adding everyday convenience and long-term appeal. Whether you're looking to expand your portfolio or secure a low-maintenance rental in a strong South City market, this one checks all the boxes. Turnkey, tenant-occupied, and ready to perform from day one. NO SHOWINGS WITHOUT CONTRACT.

15. 2026-03-29
    listed $79,000 Active 778-char remark

    Show marketing remark (778 chars)

    CALLING ALL INVESTORS! Welcome to your newest portfolio addition! This fully rented South City bungalow is the definition of easy investing. With a lease secured through February 2027 at $995 a month, this one-bedroom, one-bath home offers immediate, reliable income with minimal lift. Inside, the home features a functional layout with recently replaced carpet. The property also includes a detached garage, fenced backyard, and additional storage options in both the basement and loft—adding everyday convenience and long-term appeal. Whether you're looking to expand your portfolio or secure a low-maintenance rental in a strong South City market, this one checks all the boxes. Turnkey, tenant-occupied, and ready to perform from day one. NO SHOWINGS WITHOUT CONTRACT.

16. 2026-03-28
    historical $79,000 778-char remark

    Show marketing remark (778 chars)

    CALLING ALL INVESTORS! Welcome to your newest portfolio addition! This fully rented South City bungalow is the definition of easy investing. With a lease secured through February 2027 at $995 a month, this one-bedroom, one-bath home offers immediate, reliable income with minimal lift. Inside, the home features a functional layout with recently replaced carpet. The property also includes a detached garage, fenced backyard, and additional storage options in both the basement and loft—adding everyday convenience and long-term appeal. Whether you're looking to expand your portfolio or secure a low-maintenance rental in a strong South City market, this one checks all the boxes. Turnkey, tenant-occupied, and ready to perform from day one. NO SHOWINGS WITHOUT CONTRACT.

17. 2023-07-11
    historical
18. 2023-04-25
    price $59,000
19. 2023-04-02
    status Active
20. 2023-03-13
    historical Active Under Contract
21. 2023-03-06
    listed $64,900 Active
22. 2021-09-03
    soldstatus $35,000
23. 2020-01-29
    price $50,000
24. 2003-08-08
    soldstatus $27,000
25. 1993-03-22
    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: $361 · $30/mo
• Projected year-2 tax: $669 · $56/mo
• Expected delta: +$308/yr (+$26/mo · 85.3%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,232
• − Mortgage interest: −$3,865
• − Property taxes: −$361
• − Insurance: −$345
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$2,007
• Taxable income: $2,016
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $2,551/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: St. Louis City
• NCES district ID: 2929280
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $35,685
• Composite: 11.54/100
• National rank: #9699
• State rank: #312 of 324 in MO

Livability — St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Louis, MO
• County: Saint Louis City · 254,015 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 315,737 people
• By 2030: 313,865 · -0.6%
• By 2040: 305,439 · -3.3%
• By 2050: 296,529 · -6.1%
• By 2075: 271,028 · -14.2%
• By 2100: 255,359 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · St. Louis

• 2024 margin: Solid D (+64.7) · D 81.4% · R 16.7% · Other 2.0%
• 2008→2024 swing: -3.5pp toward R · 2008: 68.2pp · 2024: 64.7pp
• All cycles: 2024: D+64.7 2020: D+66.2 2016: D+63.7 2012: D+66.6 2008: D+68.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+155.6% since first listed

12 events — show timeline

• 2026-05-17 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2026-03-29 Listed $79,000 MARIS as Distributed by MLS Grid
• 2026-03-28 Coming Soon $79,000 MARIS as Distributed by MLS Grid
• 2023-07-11 Delisted — MARIS as Distributed by MLS Grid
• 2023-04-25 Price Changed $59,000 MARIS as Distributed by MLS Grid
• 2023-04-02 Relisted — MARIS as Distributed by MLS Grid
• 2023-03-13 Contingent — MARIS as Distributed by MLS Grid
• 2023-03-06 Listed $64,900 MARIS as Distributed by MLS Grid
• 2021-09-03 Sold (Public Records) $35,000 Public Records
• 2020-01-29 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2003-08-08 Sold (Public Records) $27,000 Public Records
• 1993-03-22 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2024): $361 · +4.8% YoY. Source: county tax records.