7227 El Moro Ave · Richmond Heights, MO 63117

$348,800

3 bd · 1.5 ba · 1,842 sqft · SingleFamily public records · 2 Days on market

Built 1901 8,999 sqft lot $189/sqft · 14% below area Est $406k · 14% under

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Why this score? — see what drove the D 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).

• ARV discount +13.8/15.0
• Cash flow +9.4/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.7/5.0
• 1% rule +2.6/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newer roof, gutters, downspouts, newer appliances newer double hung windows and Trex deck. Former garage is suited for an ideal home office.

Key facts

• Double hung windows
• Newer roof
• Newer appliances

Tags

• NEWER ROOF
• NEWER APPLIANCES
• DOUBLE HUNG WINDOWS
• TREX DECK
• HOME OFFICE

Property features AI

Exterior

• Parking: Detached garage (12 x 20) with space for 1 vehicle
• Utilities: Public water; Public sewer; Electric service by Ameren and other providers; Cable available
• Home design: Single-family residence; Two levels; Brick construction
• Construction: Brick exterior
• Exterior features: Back yard; Landscaped lot; Vinyl fencing with gate

Interior

• Bedrooms: Three bedrooms (all on upper level)
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full basement with storage space and both walk-out and walk-up access; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (24.5% below list).
• Recommended offer: $263k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.6% in Richmond Heights — 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 84/100 on livability (#4 in MO, #652 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime F.
• Maplewood-Richmond Heights (suburban): math 40% / reading 56% proficiency, ranked #63 of 324 in MO (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mrh Elementary (math 40% / reading 57%, grade D, #334 of 1,115 statewide, top 30%, 417 students, 26% FRL); Maplewood-Richmond Hgts. High (math 62% / reading 67%, grade B-, #19 of 521 statewide, top 4%, 413 students, 32% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 58 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 35% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,429 (24.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 11.0

CMA / ARV

• ARV (median comp): $406,003
• List price: $348,800
• Delta: -14.09%
• 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
7227 El Moro Ave	0.00mi	3/1.5	1,842 (0%)	1mo	$348,800	$189	100
1420 Rankin Dr	0.10mi	4/2.0 (+1)	1,968 (+7%)	1mo	$369,900	$188	76
2101 Yale Ave	0.35mi	3/2.5	1,704 (-8%)	1mo	$375,000	$220	66
1214 Woodland Dr	0.55mi	3/1.5	1,937 (+5%)	1mo	$399,000	$206	65
7479 Hiawatha Ave	0.41mi	3/1.5	1,650 (-10%)	2mo	$325,000	$197	62
1115 Forest Ave	0.54mi	3/1.0	1,648 (-10%)	0mo	$274,900	$167	55
7621 Alicia Ave	0.74mi	2/1.0 (-1)	1,870 (+2%)	1mo	$260,000	$139	55
2023 Bland Pl	0.71mi	2/1.5 (-1)	1,725 (-6%)	1mo	$350,000	$203	51
1035 Central Ave	0.61mi	4/2.0 (+1)	1,665 (-10%)	1mo	$309,900	$186	48
1507 Brock St	0.53mi	3/2.5	2,094 (+14%)	2mo	$575,000	$275	47
2025 Bland Pl	0.72mi	2/1.5 (-1)	2,048 (+11%)	1mo	$305,000	$149	42
2522 Bellevue	0.66mi	3/3.0	1,585 (-14%)	2mo	$120,000	$76	38

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.31×
• Total profit: $-67,492
• Equity at exit: $52,007

10-year hold

• IRR: -8.9%
• Equity multiple: 0.41×
• Total profit: $-57,897
• Equity at exit: $30,158

Cash invested: $97,664 (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 63117

• Rents YoY: 4.9%
• Active inventory: 58
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,634 high
• Mortgage (P&I): −$1,829
• Tax from tax record: −$358 /mo · $4,296/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-251

Break-even live

Break-even rent $2,953

Max offer price $304,390

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-153	+0% $-251	+5% $-350	+10% $-449
Rent	-10% $-460	-5% $-355	+0% $-251	+5% $-147	+10% $-43
Rate	-1.0pp $-76	-0.5pp $-163	base $-251	+0.5pp $-342	+1.0pp $-434

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: $87,200
• Closing costs: $10,464
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7103 Horner Ave Unit 7 Richmond Heights, MO	3.0	2.5	1816	$2,995	$1.65	2d	1	0.13mi
7230 W Park Ave Unit 1fl Richmond Heights, MO	2.0	1.0	1350	$1,650	$1.22	44d	1	0.28mi
1617 Forest Ave Saint Louis, MO	3.0	2.5	1822	$1,195	$0.66	3d	1	0.35mi
1629 Forest Ave Saint Louis, MO	4.0	3.5	2212	$4,760	$2.15	2d	1	0.35mi
2203 McCausland Ave Saint Louis, MO	2.0	1.0	2392	$1,695	$0.71	44d	1	0.51mi
1034 Blendon Pl Saint Louis, MO	2.0	1.0	1300	$1,995	$1.53	2d	1	0.53mi
2311 S Big Bend Blvd Saint Louis, MO	2.0	1.5	1298	$1,599	$1.23	44d	1	0.69mi
6301 Southwood Ave Unit 3rd floor Clayton, MO	4.0	2.0	1800	$3,500	$1.94	44d	1	0.87mi
6318 S Rosebury Ave Clayton, MO	3.0	2.0	1712	$2,600	$1.52	15d	1	0.89mi
6314 S Rosebury Ave Clayton, MO	2.0	2.0	1395	$2,500	$1.79	4d	1	0.89mi
6328 Northwood Ave Unit 2nd floor Clayton, MO	3.0	1.0	1700	$2,950	$1.74	24d	1	0.97mi
665 S Skinker Blvd Saint Louis, MO	3.0	1.0–2.0	1080	$3,500	$3.24	17d	40	0.99mi
665 S Skinker Blvd Saint Louis, MO	3.0	1.0–2.0	1080	$3,045	$2.82	2d	43	0.99mi
7380 Marietta Ave Maplewood, MO	3.0	2.0	1800	$1,900	$1.06	4d	1	1.00mi
6414 Wise Ave Unit 401 St. Louis, MO	3.0	2.0	1850	$2,500	$1.35	44d	1	1.03mi
7403 Commonwealth Ave Saint Louis, MO	3.0	2.0	1444	$2,500	$1.73	2d	1	1.22mi
1251 Strassner Dr Saint Louis, MO	2.0	2.0	1177	$1,925	$1.64	44d	1	1.29mi
6114 Columbia Ave Saint Louis, MO	3.0	1.0	1600	$1,850	$1.16	24d	1	1.42mi
7574 York Dr Clayton, MO	3.0	2.0	1900	$2,975	$1.57	8d	1	1.45mi

Listing history 3 events

1. 2026-05-04
   status Pending 140-char remark
2. 2026-05-02
   listed $348,800 Active 140-char remark
3. 1985-06-01
   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: $4,296 · $358/mo
• Projected year-2 tax: $4,296 · $358/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 19 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: $31,611
• − Mortgage interest: −$19,538
• − Property taxes: −$4,296
• − Insurance: −$1,744
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − Depreciation: −$10,147
• Taxable loss: −$9,172
• Est. tax savings @ 24.0%: +$2,201
• After-tax cash flow: $-816/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: Maplewood-Richmond Heights
• NCES district ID: 2920010
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $45,159
• Composite: 40.6/100
• National rank: #3696
• State rank: #63 of 324 in MO

Livability — Richmond Heights

• Score: 84/100
• State rank: #4
• US rank: #652

Category grades

Amenities A+ Commute A+ Cost of living B Crime F Employment A+ Housing A+ Health & safety B User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond Heights, MO
• County: Saint Louis County · 888,823 people
• City population: 9,261
• Metro: St. Louis, MO-IL
• Population (ZIP): 9,261
• Household income: $90,921
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 285.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 6% Two or more races 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Lithuanian 3% Romanian 3%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 91% English-only · Chinese 3% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -332.54%
• Current HPI: 220.8603
• Rent YoY: ▲ 4.87%
• 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

4 events — show timeline

• 2026-06-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-04 Pending — MARIS as Distributed by MLS Grid
• 2026-05-02 Listed $348,800 MARIS as Distributed by MLS Grid
• 1985-06-01 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2022): $4,296 · +1.8% YoY. Source: county tax records.