5994 Theodore Ave · St. Louis, MO 63136

$74,900

2 bd · 1.0 ba · 772 sqft · SingleFamily public records · 101 Days on market

Built 1930 3,123 sqft lot $97/sqft · 186% above area ↓ 12% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Investor opportunity! Turnkey 2-bedroom, 1-bath brick home in North St. Louis currently rented for $1,150/month. Bright, sun-filled interiors with beautiful wood floors and 772 sq ft of updated living space. Major upgrades include new electrical, plumbing, working AC, and new furnace, plus a new occupancy permit. Move-in ready and low maintenance, sitting on a 3,125 sq ft lot with easy access to schools, shopping, and major roads. A solid addition to any rental portfolio. Don’t miss this one!

Key facts

• New plumbing
• Wood floors
• Brick home

Tags

• BRICK HOME
• WOOD FLOORS
• UPDATED LIVING SPACE
• NEW ELECTRICAL
• NEW PLUMBING
• WORKING AC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 (+5.0%/yr); 372 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 33% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($518 loan paydown + $3k appreciation (3.8% local appreciation)).
• 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 (3.8% appreciation + 5.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1930 — 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: 1.53% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.57%
• DSCR: 2.18
• GRM: 5.4

CMA / ARV

• ARV (median comp): $26,227
• List price: $74,900
• Delta: 185.58%
• 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
5920 Lalite Ave	0.13mi	2/1.0	760 (-2%)	4mo	$22,000	$29	88
5411 Hamilton Ave	0.41mi	2/1.0	784 (+2%)	8mo	$87,000	$111	71
5239 Hamilton Ave	0.43mi	2/1.0	725 (-6%)	2mo	$8,750	$12	68
5502 Helen Ave	0.58mi	2/1.0	784 (+2%)	9mo	$79,000	$101	63
5037 Plover Ave	0.49mi	2/1.0	820 (+6%)	9mo	$8,000	$10	59
5526 Jennings Station Rd	0.71mi	2/1.0	768 (-0%)	8mo	$70,000	$91	59
5515 Hodiamont Ave	0.57mi	2/1.0	818 (+6%)	8mo	$60,000	$73	57
6342 Lena Ave	0.48mi	2/1.0	678 (-12%)	2mo	$40,000	$59	56
5653 Park Ln	0.50mi	2/1.0	880 (+14%)	7mo	$35,900	$41	48
5471 Janet Ave	0.64mi	2/1.0	696 (-10%)	9mo	$30,000	$43	46
5000 Plover Ave	0.51mi	2/1.0	882 (+14%)	8mo	$34,900	$40	46
4750 Plover Ave	0.59mi	2/1.0	672 (-13%)	6mo	$35,000	$52	46

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

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.10×
• Total profit: $44,070
• Equity at exit: $37,060

10-year hold

• IRR: 35.7%
• Equity multiple: 6.50×
• Total profit: $115,273
• Equity at exit: $59,895

Cash invested: $20,972 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$393
• Tax from tax record: −$18 /mo · $217/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $464

Break-even live

Break-even rent $560

Max offer price $74,900

Occupancy floor 55%

Sensitivity live

Price	-10% $507	-5% $486	+0% $464	+5% $443	+10% $422
Rent	-10% $374	-5% $419	+0% $464	+5% $510	+10% $555
Rate	-1.0pp $502	-0.5pp $483	base $464	+0.5pp $445	+1.0pp $425

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	0.10mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	24d	1	0.19mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	24d	1	0.21mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	44d	1	0.33mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	0.36mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	21d	1	0.41mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	24d	1	0.43mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	0.43mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	0.51mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.55mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	0.57mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.58mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	5d	1	0.60mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.61mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	0.64mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	24d	1	0.66mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	21d	1	0.70mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	0.75mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	18d	1	0.76mi
4935 Alcott Ave Saint Louis, MO	3.0	1.0	680	$705	$1.04	17d	1	0.80mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.81mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	0.81mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.84mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.85mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	4d	1	0.86mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	44d	1	0.96mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	1.00mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	1.03mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	1.03mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	24d	1	1.04mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	1.09mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	1.11mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	1.11mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	1.12mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	1.13mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	1.18mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	1.22mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	1.24mi
3720 Darby St Saint Louis, MO	2.0	1.0	960	$1,123	$1.17	44d	1	1.29mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	1.29mi

Listing history 17 events

1. 2026-06-18
   days on market $74,900 Active 101 DOM
2. 2026-06-17
   days on market $74,900 Active 100 DOM
3. 2026-06-16
   days on market $74,900 Active 99 DOM
4. 2026-06-15
   days on market $74,900 Active 98 DOM
5. 2026-06-13
   days on market $74,900 Active 96 DOM
6. 2026-06-09
   days on market $74,900 Active 92 DOM
7. 2026-06-08
   days on market $74,900 Active 91 DOM
8. 2026-06-08
   days on market $74,900 Active 90 DOM
9. 2026-06-05
   days on market $74,900 Active 87 DOM
10. 2026-06-03
    days on market $74,900 Active 86 DOM
11. 2026-06-02
    days on market $74,900 Active 85 DOM
12. 2026-06-01
    days on market $74,900 Active 84 DOM
13. 2026-05-31
    days on market $74,900 Active 83 DOM
14. 2026-04-16
    price $74,900 503-char remark

    Show marketing remark (503 chars)

    Investor opportunity! Turnkey 2-bedroom, 1-bath brick home in North St. Louis currently rented for $1,150/month. Bright, sun-filled interiors with beautiful wood floors and 772 sq ft of updated living space. Major upgrades include new electrical, plumbing, working AC, and new furnace, plus a new occupancy permit. Move-in ready and low maintenance, sitting on a 3,125 sq ft lot with easy access to schools, shopping, and major roads. A solid addition to any rental portfolio. Don’t miss this one!

15. 2026-03-09
    listed $85,000 Active 503-char remark

    Show marketing remark (503 chars)

    Investor opportunity! Turnkey 2-bedroom, 1-bath brick home in North St. Louis currently rented for $1,150/month. Bright, sun-filled interiors with beautiful wood floors and 772 sq ft of updated living space. Major upgrades include new electrical, plumbing, working AC, and new furnace, plus a new occupancy permit. Move-in ready and low maintenance, sitting on a 3,125 sq ft lot with easy access to schools, shopping, and major roads. A solid addition to any rental portfolio. Don’t miss this one!

16. 2025-06-20
    soldstatus
17. 2021-07-02
    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: $217 · $18/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$509/yr (+$42/mo · 234.5%)

ⓘ 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: $13,770
• − Mortgage interest: −$4,196
• − Property taxes: −$217
• − Insurance: −$374
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,179
• Taxable income: $4,600
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $4,469/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 County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · 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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

-11.9% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2026-03-09 Listed $85,000 MARIS as Distributed by MLS Grid
• 2025-06-20 Sold (Public Records) — Public Records
• 2021-07-02 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2024): $217 · +4.5% YoY. Source: county tax records.