5275 Alcott Ave · St. Louis, MO 63120

$24,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 135 Days on market

Built 1953 3,876 sqft lot $25/sqft · 9% below area Est $27k · 9% under ↓ 20% since listing

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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 +15.0/30.0
• ARV discount +11.6/15.0
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Welcome to 5275 Alcott Ave in St. Louis! Entry through the rear lockbox leads into the kitchen, which flows into the dining room and spacious living room—perfect for everyday living. A front foyer adds a welcoming touch, while two comfortable bedrooms and one full bathroom complete the main level. The full basement is unfinished, offering excellent storage space or future finishing potential. Conveniently located near parks, local restaurants, shopping, and major roadways, this home offers easy access to downtown St. Louis and surrounding neighborhoods. A great opportunity for homeowners or investors alike—schedule your showing today! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

Key facts

• Full basement
• Near parks
• Local restaurants

Tags

• FULL BASEMENT
• EXCELLENT STORAGE SPACE
• EASY ACCESS TO DOWNTOWN
• NEAR PARKS
• LOCAL RESTAURANTS
• SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.3% 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: 20 active listings in the ZIP; 33 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).
• This rent runs 38% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $306 of equity ($172 loan paydown + $134 appreciation (0.5% 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 (0.5% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $21,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1953 — 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: 4.42% ✓
• Cap rate: 40.33%
• Cash-on-cash: 121.57%
• DSCR: 6.41
• GRM: 1.9

CMA / ARV

• ARV (median comp): $27,402
• List price: $24,900
• Delta: -9.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5354 Arlington Ave	0.15mi	2/1.0	1,058 (+5%)	3mo	$19,500	$18	82
5433 Beacon Ave	0.15mi	3/2.0 (+1)	1,007 (-0%)	3mo	$35,000	$35	81
5052 Plover Ave	0.33mi	2/1.0	1,041 (+3%)	5mo	$22,500	$22	74
5407 Genevieve Ave	0.19mi	2/1.0	920 (-9%)	5mo	$40,000	$43	73
5028 Ruskin Ave	0.45mi	2/1.5	1,025 (+2%)	6mo	$116,900	$114	69
5053 Claxton Ave	0.25mi	2/1.0	907 (-10%)	4mo	$20,000	$22	68
5086 Arlington Ave	0.18mi	2/1.0	871 (-14%)	2mo	$24,999	$29	68
4934 Plover Ave	0.49mi	3/0.5 (+1)	1,020 (+1%)	2mo	$19,500	$19	67
4737 Beacon Ave	0.56mi	3/1.5 (+1)	1,000 (-1%)	0mo	$40,000	$40	65
5410 Emerson Ave	0.17mi	2/1.0	1,150 (+14%)	5mo	$45,000	$39	65
5474 Queens Ave	0.54mi	3/1.0 (+1)	1,075 (+7%)	3mo	$40,000	$37	56
5519 Partridge Ave	0.68mi	3/2.0 (+1)	992 (-2%)	3mo	$12,500	$13	54

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

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.44×
• Total profit: $44,907
• Equity at exit: $7,909

10-year hold

• IRR: —
• Equity multiple: 15.50×
• Total profit: $101,081
• Equity at exit: $10,067

Cash invested: $6,972 (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 63120

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$131
• Tax from tax record: −$22 /mo · $268/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $706

Break-even live

Break-even rent $207

Max offer price $24,900

Occupancy floor 31%

Sensitivity live

Price	-10% $720	-5% $713	+0% $706	+5% $699	+10% $692
Rent	-10% $619	-5% $663	+0% $706	+5% $750	+10% $793
Rate	-1.0pp $719	-0.5pp $713	base $706	+0.5pp $700	+1.0pp $693

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5338 Claxton Ave Unit 33 St. Louis, MO	3.0	2.0	1196	$1,550	$1.30	45d	1	0.22mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	25d	1	0.54mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	25d	1	0.68mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	6d	1	0.69mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	45d	1	0.70mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	45d	1	0.71mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	45d	1	0.72mi
4908 W Florissant Ave Apt A St. Louis, MO	1.0	1.0	750	$695	$0.93	45d	1	0.75mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	25d	1	0.94mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	25d	1	0.94mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	3d	1	0.98mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	13d	1	1.03mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	21d	1	1.06mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	25d	1	1.15mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	19d	1	1.16mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	45d	1	1.17mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	25d	1	1.17mi
4460 Bircher Blvd Saint Louis, MO	1.0	1.0	1100	$725	$0.66	12d	1	1.20mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	23d	1	1.22mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	45d	1	1.24mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	25d	1	1.24mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	45d	1	1.27mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	1.30mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	25d	1	1.30mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	19d	1	1.31mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	45d	1	1.31mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	4d	1	1.34mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	12d	1	1.37mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	0d	1	1.37mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	45d	1	1.42mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	45d	1	1.45mi
5638 Helen Ave Saint Louis, MO	2.0	1.0	816	$1,299	$1.59	0d	1	1.45mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	17d	1	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $24,900 Active 135 DOM
2. 2026-06-18
   days on market $24,900 Active 132 DOM
3. 2026-06-17
   days on market $24,900 Active 131 DOM
4. 2026-06-16
   days on market $24,900 Active 130 DOM
5. 2026-06-15
   days on market $24,900 Active 129 DOM
6. 2026-06-13
   pricedays on market $24,900 Active 127 DOM
7. 2026-06-09
   days on market $39,900 Active 123 DOM
8. 2026-06-08
   days on market $39,900 Active 122 DOM
9. 2026-06-08
   days on market $39,900 Active 121 DOM
10. 2026-06-05
    days on market $39,900 Active 118 DOM
11. 2026-06-03
    days on market $39,900 Active 117 DOM
12. 2026-06-02
    days on market $39,900 Active 116 DOM
13. 2026-06-01
    days on market $39,900 Active 115 DOM
14. 2026-05-31
    days on market $39,900 Active 114 DOM
15. 2026-05-06
    price $39,900 791-char remark

    Show marketing remark (791 chars)

    Welcome to 5275 Alcott Ave in St. Louis! Entry through the rear lockbox leads into the kitchen, which flows into the dining room and spacious living room—perfect for everyday living. A front foyer adds a welcoming touch, while two comfortable bedrooms and one full bathroom complete the main level. The full basement is unfinished, offering excellent storage space or future finishing potential. Conveniently located near parks, local restaurants, shopping, and major roadways, this home offers easy access to downtown St. Louis and surrounding neighborhoods. A great opportunity for homeowners or investors alike—schedule your showing today! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

16. 2026-03-16
    price $44,900 791-char remark

    Show marketing remark (791 chars)

    Welcome to 5275 Alcott Ave in St. Louis! Entry through the rear lockbox leads into the kitchen, which flows into the dining room and spacious living room—perfect for everyday living. A front foyer adds a welcoming touch, while two comfortable bedrooms and one full bathroom complete the main level. The full basement is unfinished, offering excellent storage space or future finishing potential. Conveniently located near parks, local restaurants, shopping, and major roadways, this home offers easy access to downtown St. Louis and surrounding neighborhoods. A great opportunity for homeowners or investors alike—schedule your showing today! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

17. 2026-02-06
    listed $49,900 Active 791-char remark

    Show marketing remark (791 chars)

    Welcome to 5275 Alcott Ave in St. Louis! Entry through the rear lockbox leads into the kitchen, which flows into the dining room and spacious living room—perfect for everyday living. A front foyer adds a welcoming touch, while two comfortable bedrooms and one full bathroom complete the main level. The full basement is unfinished, offering excellent storage space or future finishing potential. Conveniently located near parks, local restaurants, shopping, and major roadways, this home offers easy access to downtown St. Louis and surrounding neighborhoods. A great opportunity for homeowners or investors alike—schedule your showing today! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

ⓘ 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: $268 · $22/mo
• Projected year-2 tax: $268 · $22/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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,210
• − Mortgage interest: −$1,395
• − Property taxes: −$268
• − Insurance: −$124
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$724
• Taxable income: $8,584
• Est. tax owed @ 24.0%: −$2,060
• After-tax cash flow: $6,416/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): 6,790
• Household income: $35,176
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 555.0

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% Two or more races 7% White 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 0.54%
• Current HPI: 141.8177
• 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

-20.0% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2026-03-16 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2026-02-06 Listed $49,900 MARIS as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2024): $268 · +4.6% YoY. Source: county tax records.