7054 Julian Ave · University City, MO 63130

$17,500

1 bd · 1.5 ba · 952 sqft · SingleFamily public records · 2 Days on market

Built 1925 6,451 sqft lot ↓ 30% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special: 2-Bed, 1-Bath University City Bungalow! Perfect for experienced investors or rehab pros looking for their next project. Property is being sold in AS IS, where is condition. Needs work—no creative financing. Serious inquiries only & CASH only. Property has been deemed 'nuisance' by University City & condemned. New buyer has 60 days from 6/1/26 to cooperate with University City and pull required permits/order municipal inspections to avoid property being demo'd by city.

Key facts

• 6,451 sq ft lot
• Built 1925
• Listed 2 days

Property features AI

Finance

• Other: Living area reported as 952 (source: assessor); Lot size approximately 0.1481 acre (public records); No pool; No home warranty indicated
• Financial info: Lease not considered

Exterior

• Utilities: Community water; Public sewer; Single-phase electric; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Brick veneer exterior
• Exterior features: Few trees on the lot

Interior

• Bedrooms: Two bedrooms, both on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Basement with 8+ ft poured construction

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Cap rate 68.1% vs local median 4.9% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pershing Elem. (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 265 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $121 of loan paydown is wiped out by about $525 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1925 — 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 $17,500

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 7.39% ✓
• Cap rate: 68.07%
• Cash-on-cash: 220.63%
• DSCR: 10.82
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $148,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7049 Melrose Ave	0.09mi	2/1.0 (+1)	864 (-9%)	2mo	$165,000	$191	72
7034 Corbitt Ave	0.12mi	2/1.5 (+1)	870 (-9%)	4mo	$52,000	$60	72
7034 Plymouth Ave	0.07mi	2/1.0 (+1)	1,025 (+8%)	6mo	$160,000	$156	72
7028 Julian Ave	0.06mi	2/1.0 (+1)	864 (-9%)	8mo	$95,500	$111	68
1085 Pennsylvania Ave	0.24mi	2/1.0 (+1)	896 (-6%)	6mo	$100,000	$112	67
6835 Etzel Ave	0.37mi	2/1.0 (+1)	887 (-7%)	0mo	$89,500	$101	64
1163 Partridge Ave	0.07mi	2/1.5 (+1)	1,080 (+13%)	7mo	$184,900	$171	63
7331 Wayne Ave	0.72mi	2/1.0 (+1)	950 (-0%)	1mo	$159,900	$168	58
6745 Vernon Ave	0.71mi	1/1.0	1,005 (+6%)	3mo	$99,000	$99	53
6821 Raymond Ave	0.41mi	2/1.0 (+1)	1,064 (+12%)	7mo	$54,000	$51	48
6816 Julian Ave	0.39mi	2/2.0 (+1)	1,080 (+13%)	9mo	$200,000	$185	45
1609 Bradford Ave	0.60mi	2/1.0 (+1)	1,092 (+15%)	6mo	$169,900	$156	35

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.30×
• Total profit: $55,361
• Equity at exit: $2,609

10-year hold

• IRR: —
• Equity multiple: 26.61×
• Total profit: $125,490
• Equity at exit: $1,513

Cash invested: $4,900 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$92
• Tax est. 1.5%: −$22 /mo · $262/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $901

Break-even live

Break-even rent $153

Max offer price $17,500

Occupancy floor 25%

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: $4,375
• Closing costs: $525
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	24d	1	0.15mi
1101 Purdue Ave Unit 1112 University City, MO	2.0	1.0	650	$1,175	$1.81	4d	1	0.36mi
1100 Midland Blvd Saint Louis, MO	2.0	1.0	637	$1,185	$1.86	2d	2	0.39mi
1195 Belrue Ave Unit 2S St. Louis, MO	1.0	1.0	800	$795	$0.99	24d	1	0.53mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	44d	1	0.62mi
6704 Etzel Ave Saint Louis, MO	2.0	1.0	825	$1,325	$1.61	44d	1	0.66mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	22d	1	0.66mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	0.66mi
6540 Avalon Ave Saint Louis, MO	2.0	1.0	696	$1,300	$1.87	16d	1	0.76mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,175	$1.29	44d	1	0.80mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	18d	1	0.80mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	4d	1	0.81mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	4d	1	1.02mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	44d	1	1.04mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	15d	1	1.05mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	4d	1	1.12mi
6401 Cates Ave Saint Louis, MO	1.0	1.0	580	$1,400	$2.41	24d	1	1.13mi
6312 Cates Ave Unit 2E University City, MO	2.0	1.0	900	$1,300	$1.44	44d	1	1.17mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$1,418	$1.87	2d	1	1.18mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	4d	1	1.24mi
900 Eastgate Ave Saint Louis, MO	2.0	1.0	900	$1,095	$1.22	44d	1	1.25mi
6301 Delmar Blvd Unit 2NE University City, MO	1.0	1.0	525	$895	$1.70	18d	1	1.32mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$1,295	$1.14	2d	9	1.36mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	44d	1	1.40mi
8449 Atherton Dr St. Louis, MO	1.0–2.0	1.0	900	$1,095	$1.22	3d	2	1.46mi

Listing history 3 events

1. 2026-06-05
   statusdays on market $17,500 Pending 2 DOM
2. 2026-06-02
   remarks 494-char remark
3. 2026-06-02
   listed $17,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,522
• − Mortgage interest: −$980
• − Property taxes: −$262
• − Insurance: −$88
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$509
• Taxable income: $11,199
• Est. tax owed @ 24.0%: −$2,688
• After-tax cash flow: $8,123/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 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: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

-30.0% since first listed

4 events — show timeline

• 2026-06-02 Listed $17,500 MARIS as Distributed by MLS Grid
• 2026-04-17 Pending — MARIS as Distributed by MLS Grid
• 2026-04-15 Listed $25,000 MARIS as Distributed by MLS Grid
• 1993-02-05 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2022): $1,167 · +1.0% YoY. Source: county tax records.