4808 Cupples Pl · St. Louis, MO 63113

$30,000

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 78 Days on market

Built 1908 2,988 sqft lot $33/sqft · 31% below area Est $43k · 31% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.9/10.0
• 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

Attention all renovators and portfolio builders! Positioned for an immediate as-is sale, this classic brick bungalow is waiting for a second act. It offers 2 bedrooms and 1 bath. It is also outfitted with an eat-in kitchen and a full basement. Located near local transit and neighborhood amenities, this property offers significant potential for the right buyer.

Key facts

• Brick bungalow
• Full basement
• Eat-in kitchen

Tags

• BRICK BUNGALOW
• EAT-IN KITCHEN
• FULL BASEMENT
• NEIGHBORHOOD AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 34.4% 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: 58 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $207 of loan paydown is wiped out by about $643 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 (-2.1% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $28,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1908 — 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: 3.75% ✓
• Cap rate: 34.39%
• Cash-on-cash: 100.34%
• DSCR: 5.46
• GRM: 2.2

CMA / ARV

• ARV (median comp): $43,384
• List price: $30,000
• Delta: -30.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4783 Cupples Pl	0.04mi	1/1.0 (-1)	920 (0%)	12mo	$13,500	$15	83
4650 Saint Louis Ave	0.32mi	2/1.0	902 (-2%)	10mo	$20,000	$22	73
4621 Evans Ave	0.54mi	2/1.0	945 (+3%)	7mo	$45,000	$48	64
5124 Lotus Ave	0.50mi	3/1.0 (+1)	960 (+4%)	15mo	$30,000	$31	52
4610 Lexington Ave	0.64mi	3/1.5 (+1)	945 (+3%)	8mo	$35,000	$37	52
4669 Elmbank Ave	0.50mi	2/1.0	798 (-13%)	5mo	$40,000	$50	51
2806 Union Blvd	0.67mi	2/1.0	858 (-7%)	10mo	$15,000	$17	50
3408 Marcus Ave	0.49mi	2/1.0	1,012 (+10%)	14mo	$27,500	$27	49
4403 Cottage Ave	0.66mi	2/1.0	856 (-7%)	14mo	$25,000	$29	46
5232 Highland Ave	0.59mi	3/1.5 (+1)	1,030 (+12%)	6mo	$65,000	$63	41
4551 Lexington Ave	0.70mi	2/1.0	812 (-12%)	10mo	$15,000	$18	39
5226 Saint Louis Ave	0.62mi	2/1.0	1,050 (+14%)	11mo	$65,000	$62	39

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

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.88×
• Total profit: $40,965
• Equity at exit: $5,629

10-year hold

• IRR: —
• Equity multiple: 12.22×
• Total profit: $94,251
• Equity at exit: $4,624

Cash invested: $8,400 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,124 high
• Mortgage (P&I): −$157
• Tax from tax record: −$15 /mo · $185/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $702

Break-even live

Break-even rent $234

Max offer price $30,000

Occupancy floor 32%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	44d	1	0.31mi
1610 Kingshighway Blvd St. Louis, MO	1.0	1.0	525	$779	$1.48	2d	6	0.41mi
1232 N Euclid Ave Saint Louis, MO	3.0	1.5	982	$1,395	$1.42	44d	1	0.62mi
1324 Academy Ave Unit C St. Louis, MO	1.0	1.0	1000	$890	$0.89	44d	1	0.78mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	23d	1	0.84mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	44d	1	0.88mi
1965 Arlington Ave Saint Louis, MO	3.0	1.0	980	$1,300	$1.33	4d	1	0.90mi
5203 Page Blvd Unit 5201 1st Floor St. Louis, MO	2.0	1.0	1000	$750	$0.75	14d	1	0.92mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	44d	1	0.93mi
763 Walton Ave Unit 763 St. Louis, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	0.94mi
1708 Annie Malone Dr Saint Louis, MO	3.0	1.5	924	$1,500	$1.62	44d	1	1.03mi
625 N Euclid Ave St. Louis, MO	2.0	1.0–2.0	984	$3,120	$3.17	1d	16	1.11mi
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$800	$0.85	4d	1	1.14mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	16d	1	1.14mi
5608 Wabada Ave Saint Louis, MO	2.0	1.0	910	$1,300	$1.43	16d	1	1.23mi
4961 McPherson Ave St. Louis, MO	1.0	1.0	950	$1,175	$1.24	44d	1	1.24mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	44d	1	1.26mi
4953 McPherson Ave Saint Louis, MO	1.0	1.0	1048	$1,325	$1.26	44d	1	1.26mi
401 N Euclid Ave St. Louis, MO	3.0	1.0	1025	$1,615	$1.58	1d	4	1.27mi
4466 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1222	$2,495	$2.04	1d	7	1.28mi
5345 Cabanne Ave Unit 5345 Cabanne 1S St. Louis, MO	2.0	1.0	800	$950	$1.19	44d	1	1.28mi
5345 Cabanne Ave Unit 5345 Cabanne 3N St. Louis, MO	1.0	1.0	630	$800	$1.27	44d	1	1.28mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	2d	1	1.28mi
4160 Olive Blvd Motorworks Saint Louis, MO	1.0	1.0	555	$1,192	$2.15	10d	3	1.30mi
386 N Euclid Ave Saint Louis, MO	1.0	1.0	590	$1,495	$2.53	4d	1	1.31mi
5662 Maffitt Ave Saint Louis, MO	2.0	1.0	850	$895	$1.05	7d	1	1.33mi
3516 Russell Blvd Saint Louis, MO	1.0	1.0	560	$875	$1.56	7d	1	1.34mi
368 N Taylor Ave Saint Louis, MO	1.0	1.0	525	$1,000	$1.90	4d	5	1.41mi
4497 Pershing Ave Saint Louis, MO	2.0	1.0	579	$1,399	$2.42	2d	7	1.44mi
4466 Greenwich Ct St. Louis, MO	2.0	1.0–2.0	750	$1,422	$1.90	2d	6	1.47mi
4394 McPherson Ave Saint Louis, MO	2.0	1.0	850	$1,175	$1.38	44d	1	1.48mi
325-329 N Euclid Ave Unit 2819-B St. Louis, MO	1.0	1.0	700	$950	$1.36	18d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $30,000 Active 78 DOM
2. 2026-06-17
   days on market $30,000 Active 77 DOM
3. 2026-06-16
   days on market $30,000 Active 76 DOM
4. 2026-06-15
   days on market $30,000 Active 75 DOM
5. 2026-06-13
   days on market $30,000 Active 73 DOM
6. 2026-06-09
   days on market $30,000 Active 69 DOM
7. 2026-06-08
   days on market $30,000 Active 68 DOM
8. 2026-06-08
   days on market $30,000 Active 67 DOM
9. 2026-06-05
   days on market $30,000 Active 64 DOM
10. 2026-06-03
    days on market $30,000 Active 63 DOM
11. 2026-06-02
    days on market $30,000 Active 62 DOM
12. 2026-06-01
    days on market $30,000 Active 61 DOM
13. 2026-05-31
    days on market $30,000 Active 60 DOM
14. 2026-04-01
    listed $30,000 Active 362-char remark

    Show marketing remark (362 chars)

    Attention all renovators and portfolio builders! Positioned for an immediate as-is sale, this classic brick bungalow is waiting for a second act. It offers 2 bedrooms and 1 bath. It is also outfitted with an eat-in kitchen and a full basement. Located near local transit and neighborhood amenities, this property offers significant potential for the right buyer.

15. 2026-02-10
    listed $30,000 Active
16. 2026-02-06
    historical
17. 2025-02-08
    historical
18. 2025-02-04
    status Active
19. 2024-10-23
    status Pending
20. 2024-10-18
    status Active
21. 2024-10-18
    price $18,000
22. 2024-09-12
    status Pending
23. 2024-09-08
    price $29,900
24. 2024-07-26
    listed $49,900 Active
25. 2007-01-25
    soldstatus $80,000
26. 2005-10-24
    soldstatus $25,900
27. 2002-12-17
    soldstatus $20,000

ⓘ 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: $185 · $15/mo
• Projected year-2 tax: $291 · $24/mo
• Expected delta: +$106/yr (+$9/mo · 57.7%)

ⓘ 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 ≥107°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,482
• − Mortgage interest: −$1,680
• − Property taxes: −$185
• − Insurance: −$150
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$873
• Taxable income: $8,437
• Est. tax owed @ 24.0%: −$2,025
• After-tax cash flow: $6,404/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): 11,610

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 (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• 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

+50.0% since first listed

14 events — show timeline

• 2026-04-01 Listed $30,000 MARIS as Distributed by MLS Grid
• 2026-02-10 Listed $30,000 MARIS as Distributed by MLS Grid
• 2026-02-06 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-02-08 Delisted — MARIS as Distributed by MLS Grid
• 2025-02-04 Relisted — MARIS as Distributed by MLS Grid
• 2024-10-23 Pending — MARIS as Distributed by MLS Grid
• 2024-10-18 Relisted — MARIS as Distributed by MLS Grid
• 2024-10-18 Price Changed $18,000 MARIS as Distributed by MLS Grid
• 2024-09-12 Pending — MARIS as Distributed by MLS Grid
• 2024-09-08 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2024-07-26 Listed $49,900 MARIS as Distributed by MLS Grid
• 2007-01-25 Sold (Public Records) $80,000 Public Records
• 2005-10-24 Sold (Public Records) $25,900 Public Records
• 2002-12-17 Sold (Public Records) $20,000 Public Records

Property tax history

-5.8%/yr

Latest (2024): $185 · +4.3% YoY. Source: county tax records.