None · St. Louis, MO 63107

$65,000

3 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 111 Days on market

Built 1888 3,201 sqft lot $45/sqft · 8% below area Est $71k · 8% 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 +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome home! This house is huge and offers so much potential for city living with square footage. The rooms offer great square footage for a growing family. Some of the flooring has been updated. The seller is ready to sell and will entertain seller financing as well as a lease with option to buy. Rental is an option as well.

Key facts

• 3,201 sq ft lot
• Built 1888
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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.
• Zoned schools: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 10 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).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $449 of loan paydown is wiped out by about $1k 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 (-1.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1888 — 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1888 — 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: 1.90% ✓
• Cap rate: 17.25%
• Cash-on-cash: 39.14%
• DSCR: 2.74
• GRM: 4.4

CMA / ARV

• ARV (median comp): $70,743
• List price: $65,000
• Delta: -8.12%
• 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
3716 Hebert St	0.70mi	3/2.5	1,460 (+0%)	11mo	$170,000	$116	55
3714 Hebert St	0.69mi	3/2.5	1,460 (+0%)	13mo	$170,000	$116	54
3221 Harper St	0.35mi	3/3.5	1,500 (+3%)	22mo	$170,000	$113	54
3712 Hebert St	0.68mi	3/2.5	1,486 (+2%)	12mo	$170,000	$114	52
2012 Mallinckrodt St	0.44mi	2/1.5 (-1)	1,580 (+9%)	8mo	$80,000	$51	51
2131 E De Soto Ave	0.72mi	3/1.0	1,496 (+3%)	13mo	$59,900	$40	47
3927 N 19th St	0.29mi	2/1.5 (-1)	1,608 (+11%)	18mo	$109,900	$68	47
3706 Hebert St	0.68mi	3/2.5	1,486 (+2%)	19mo	$160,000	$108	47
3702 Hebert St	0.67mi	3/2.5	1,486 (+2%)	20mo	$160,000	$108	46
3704 Hebert St	0.67mi	3/2.5	1,486 (+2%)	21mo	$160,000	$108	45
3953 N 11th St	0.48mi	3/1.0	1,532 (+5%)	24mo	$65,000	$42	45
3730 Palm St	0.66mi	3/2.5	1,600 (+10%)	19mo	$170,000	$106	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 2.69×
• Total profit: $30,718
• Equity at exit: $13,376

10-year hold

• IRR: 42.5%
• Equity multiple: 5.31×
• Total profit: $78,474
• Equity at exit: $12,157

Cash invested: $18,200 (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 63107

• Home prices YoY: -1.9%
• Active inventory: 59
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$341
• Tax from tax record: −$15 /mo · $180/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $594

Break-even live

Break-even rent $485

Max offer price $65,000

Occupancy floor 47%

Sensitivity live

Price	-10% $630	-5% $612	+0% $594	+5% $575	+10% $557
Rent	-10% $496	-5% $545	+0% $594	+5% $642	+10% $691
Rate	-1.0pp $626	-0.5pp $610	base $594	+0.5pp $577	+1.0pp $560

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4029 N 22nd St Saint Louis, MO	3.0	1.5	1454	$1,300	$0.89	0d	1	0.03mi
2207 Angelica St Unit 1 St. Louis, MO	2.0	1.0	1734	$1,350	$0.78	45d	1	0.06mi
4202 Gano Ave Saint Louis, MO	3.0	1.0	1650	$1,168	$0.71	25d	1	0.49mi
2046 Obear Ave Unit A St. Louis, MO	3.0	1.5	1456	$1,070	$0.73	45d	1	0.52mi
2002 Obear Ave St. Louis, MO	2.0	1.5	1024	$970	$0.95	6d	1	0.55mi
1906 Obear Ave #1 St. Louis, MO	2.0	1.5	1024	$970	$0.95	23d	1	0.59mi
2239 University St Saint Louis, MO	3.0	1.5	1116	$1,295	$1.16	13d	1	0.69mi
4223 Red Bud Ave Unit 1F St. Louis, MO	2.0	1.0	1167	$895	$0.77	45d	1	1.26mi
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$800	$0.85	6d	1	1.41mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	6d	1	1.44mi

Listing history 29 events

1. 2026-06-18
   days on market $65,000 Active 111 DOM
2. 2026-06-17
   days on market $65,000 Active 110 DOM
3. 2026-06-16
   days on market $65,000 Active 109 DOM
4. 2026-06-15
   days on market $65,000 Active 108 DOM
5. 2026-06-13
   days on market $65,000 Active 106 DOM
6. 2026-06-09
   days on market $65,000 Active 102 DOM
7. 2026-06-08
   days on market $65,000 Active 101 DOM
8. 2026-06-08
   days on market $65,000 Active 100 DOM
9. 2026-06-05
   days on market $65,000 Active 97 DOM
10. 2026-06-03
    days on market $65,000 Active 96 DOM
11. 2026-06-02
    days on market $65,000 Active 95 DOM
12. 2026-06-01
    days on market $65,000 Active 94 DOM
13. 2026-05-31
    days on market $65,000 Active 93 DOM
14. 2026-02-27
    listed $79,000 Active 328-char remark

    Show marketing remark (328 chars)

    Welcome home! This house is huge and offers so much potential for city living with square footage. The rooms offer great square footage for a growing family. Some of the flooring has been updated. The seller is ready to sell and will entertain seller financing as well as a lease with option to buy. Rental is an option as well.

15. 2026-01-20
    historical $1,300
16. 2026-01-18
    listed $1,300
17. 2025-06-30
    price $1,375
18. 2025-04-06
    listed $1,500
19. 2024-02-14
    soldstatus $55,000
20. 2024-02-07
    soldstatus Closed 161-char remark

    Show marketing remark (161 chars)

    Occupied rental property in the Old North St Louis area. 3 Bedroom 2 Bathroom home already cash flowing. This would be a great property to add to your portfolio.

21. 2024-01-26
    status Pending 161-char remark

    Show marketing remark (161 chars)

    Occupied rental property in the Old North St Louis area. 3 Bedroom 2 Bathroom home already cash flowing. This would be a great property to add to your portfolio.

22. 2024-01-19
    historical Active Under Contract 161-char remark

    Show marketing remark (161 chars)

    Occupied rental property in the Old North St Louis area. 3 Bedroom 2 Bathroom home already cash flowing. This would be a great property to add to your portfolio.

23. 2024-01-04
    status Active 161-char remark

    Show marketing remark (161 chars)

    Occupied rental property in the Old North St Louis area. 3 Bedroom 2 Bathroom home already cash flowing. This would be a great property to add to your portfolio.

24. 2024-01-02
    historical 161-char remark

    Show marketing remark (161 chars)

    Occupied rental property in the Old North St Louis area. 3 Bedroom 2 Bathroom home already cash flowing. This would be a great property to add to your portfolio.

25. 2023-11-25
    listed $55,000 Active 161-char remark

    Show marketing remark (161 chars)

    Occupied rental property in the Old North St Louis area. 3 Bedroom 2 Bathroom home already cash flowing. This would be a great property to add to your portfolio.

26. 2018-06-08
    price $48,900
27. 2007-04-09
    soldstatus
28. 1998-07-23
    soldstatus $43,000
29. 1997-06-30
    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: $180 · $15/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$451/yr (+$38/mo · 251.3%)

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,834
• − Mortgage interest: −$3,641
• − Property taxes: −$180
• − Insurance: −$325
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$1,891
• Taxable income: $6,424
• Est. tax owed @ 24.0%: −$1,542
• After-tax cash flow: $5,582/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
• City population: 283,259
• Population (ZIP): 9,082

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: Predominantly Black (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -1.75%
• Current HPI: 92.7423
• Rent YoY: —
• Metro: —
• 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

+83.7% since first listed

16 events — show timeline

• 2026-02-27 Listed $79,000 MARIS as Distributed by MLS Grid
• 2026-01-20 Rental Removed $1,300 RENTEC
• 2026-01-18 Listed for Rent $1,300 MARIS
• 2025-06-30 Price Changed $1,375 RENTEC
• 2025-04-06 Listed for Rent $1,500 RENTEC
• 2024-02-14 Sold (Public Records) $55,000 Public Records
• 2024-02-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-01-26 Pending — MARIS as Distributed by MLS Grid
• 2024-01-19 Contingent — MARIS as Distributed by MLS Grid
• 2024-01-04 Relisted — MARIS as Distributed by MLS Grid
• 2024-01-02 Delisted — MARIS as Distributed by MLS Grid
• 2023-11-25 Listed $55,000 MARIS as Distributed by MLS Grid
• 2018-06-08 Price Changed $48,900 MARIS as Distributed by MLS Grid
• 2007-04-09 Sold (Public Records) — Public Records
• 1998-07-23 Sold (Public Records) $43,000 Public Records
• 1997-06-30 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2024): $180 · +4.3% YoY. Source: county tax records.