5923 Mimika Ave · St. Louis, MO 63147

$80,000

2 bd · 1.0 ba · 774 sqft · SingleFamily public records · 130 Days on market

Built 1934 3,449 sqft lot $103/sqft · 42% above area Est $56k · 42% over

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Why this score? — see what drove the C 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling All Investors!!! Welcome home to this gorgeous 2bd/1bth brick home. This property has unlimited potential and Is ready to add to your investments, with a little TLC. Property is being sold As-IS and seller will not make any repairs/ inspections. Schedule your showing today!

Key facts

• 3,449 sq ft lot
• Built 1934
• Listed 130 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 C — 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: 57 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $49k; list at $80k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — 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: 1.39% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.04%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

• ARV (median comp): $56,477
• List price: $80,000
• Delta: 41.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5811 Helen Ave	0.50mi	3/1.0 (+1)	806 (+4%)	1mo	$29,900	$37	64
1917 Mclaran Ave	0.44mi	2/1.0	816 (+5%)	10mo	$17,000	$21	62
5502 Helen Ave	0.68mi	2/1.0	784 (+1%)	9mo	$79,000	$101	59
5526 Jennings Station Rd	0.74mi	2/1.0	768 (-1%)	8mo	$70,000	$91	58
6342 Lena Ave	0.46mi	2/1.0	678 (-12%)	2mo	$40,000	$59	56
1900 Hildred Ave	0.60mi	2/1.0	825 (+7%)	6mo	$25,000	$30	56
5653 Park Ln	0.33mi	2/1.0	880 (+14%)	7mo	$35,900	$41	56
5515 Hodiamont Ave	0.63mi	2/1.0	818 (+6%)	8mo	$60,000	$73	55
1965 Park Ln	0.72mi	2/1.0	825 (+7%)	3mo	$65,000	$79	53
1940 Park Ln	0.69mi	2/1.0	830 (+7%)	6mo	$61,000	$73	51
5626 Vivian Pl	0.45mi	1/1.0 (-1)	704 (-9%)	10mo	$20,000	$28	51
2020 Wedgewood Dr	0.74mi	2/1.0	834 (+8%)	8mo	$35,000	$42	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.54×
• Total profit: $12,025
• Equity at exit: $11,928

10-year hold

• IRR: 22.3%
• Equity multiple: 2.90×
• Total profit: $42,576
• Equity at exit: $6,917

Cash invested: $22,400 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$420
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $393

Break-even live

Break-even rent $611

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $438	-5% $415	+0% $393	+5% $370	+10% $347
Rent	-10% $305	-5% $349	+0% $393	+5% $437	+10% $480
Rate	-1.0pp $433	-0.5pp $413	base $393	+0.5pp $372	+1.0pp $351

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	22d	1	0.08mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	4d	1	0.13mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	45d	1	0.18mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	25d	1	0.22mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	25d	1	0.26mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	23d	1	0.31mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	13d	1	0.33mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	25d	1	0.34mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	45d	1	0.35mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	22d	1	0.38mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	0d	1	0.42mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	45d	1	0.42mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	25d	1	0.43mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	45d	1	0.48mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	22d	1	0.49mi
5638 Helen Ave Saint Louis, MO	2.0	1.0	816	$1,299	$1.59	0d	1	0.53mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	45d	1	0.55mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	45d	1	0.66mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	19d	1	0.72mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	25d	1	0.74mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	45d	1	0.74mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	45d	1	0.78mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	19d	1	0.79mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	19d	1	0.83mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	25d	1	0.85mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	0d	1	0.85mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	25d	1	0.86mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	45d	1	0.87mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	5d	1	0.87mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	45d	1	0.89mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	0d	1	0.89mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	25d	1	0.90mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	45d	1	0.92mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	25d	1	0.93mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	45d	1	0.93mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	45d	1	0.94mi
8612 Halls Ferry Rd Saint Louis, MO	1.0–2.0	1.0	625	$775	$1.24	6d	2	0.95mi
1131 Canaan Ave Saint Louis, MO	1.0	1.0	624	$900	$1.44	18d	1	0.96mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	25d	1	0.96mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	25d	1	0.97mi

Listing history 21 events

1. 2026-06-21
   days on market $80,000 Active 130 DOM
2. 2026-06-18
   days on market $80,000 Active 127 DOM
3. 2026-06-17
   days on market $80,000 Active 126 DOM
4. 2026-06-16
   days on market $80,000 Active 125 DOM
5. 2026-06-15
   days on market $80,000 Active 124 DOM
6. 2026-06-13
   days on market $80,000 Active 122 DOM
7. 2026-06-09
   days on market $80,000 Active 118 DOM
8. 2026-06-08
   days on market $80,000 Active 117 DOM
9. 2026-06-08
   days on market $80,000 Active 116 DOM
10. 2026-06-05
    days on market $80,000 Active 113 DOM
11. 2026-06-03
    days on market $80,000 Active 112 DOM
12. 2026-06-02
    days on market $80,000 Active 111 DOM
13. 2026-06-01
    days on market $80,000 Active 110 DOM
14. 2026-05-31
    days on market $80,000 Active 109 DOM
15. 2026-02-11
    listed $80,000 Active 282-char remark

    Show marketing remark (282 chars)

    Calling All Investors!!! Welcome home to this gorgeous 2bd/1bth brick home. This property has unlimited potential and Is ready to add to your investments, with a little TLC. Property is being sold As-IS and seller will not make any repairs/ inspections. Schedule your showing today!

16. 2023-12-26
    soldstatus $70,000
17. 2023-12-26
    soldstatus $49,000
18. 2023-12-20
    soldstatus Closed 74-char remark

    Show marketing remark (74 chars)

    Being sold as-is with no inspections, warranties or passed municipalities.

19. 2023-11-23
    status Pending 74-char remark

    Show marketing remark (74 chars)

    Being sold as-is with no inspections, warranties or passed municipalities.

20. 2023-11-21
    listed $49,900 Active 74-char remark

    Show marketing remark (74 chars)

    Being sold as-is with no inspections, warranties or passed municipalities.

21. 2005-04-01
    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: $359 · $30/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$417/yr (+$35/mo · 115.9%)

ⓘ 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 · 22 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: $13,300
• − Mortgage interest: −$4,481
• − Property taxes: −$359
• − Insurance: −$400
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,327
• Taxable income: $3,604
• Est. tax owed @ 24.0%: −$865
• After-tax cash flow: $3,848/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): 8,173
• Household income: $41,182
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 418.0

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: Predominantly Black (92%)
• Race & ethnicity: Black 92% White 5% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% 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: ▼ -38.51%
• Current HPI: 84.224
• Rent YoY: —
• 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

+60.3% since first listed

7 events — show timeline

• 2026-02-11 Listed $80,000 MARIS as Distributed by MLS Grid
• 2023-12-26 Sold (Public Records) $70,000 Public Records
• 2023-12-26 Sold (Public Records) $49,000 Public Records
• 2023-12-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-11-23 Pending — MARIS as Distributed by MLS Grid
• 2023-11-21 Listed $49,900 MARIS as Distributed by MLS Grid
• 2005-04-01 Sold (Public Records) — Public Records

Property tax history

-3.3%/yr

Latest (2024): $359 · +4.7% YoY. Source: county tax records.