8525 Mora Ln · St. Louis, MO 63147

$59,900

4 bd · 1.5 ba · 1,736 sqft · SingleFamily public records · 1 Days on market

Built 1925

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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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

4 bedroom home waiting for a nice revitalization. 1 bedroom on main level and 3 bedrooms upstairs. Price is AS IS. .. Owner Financing Available. .. .

Key facts

• Built 1925

Property features AI

Exterior

• Home design: Built in 1925
• Construction: Living area approximately 1,736
• Exterior features: Located in the North Pointe subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 20.8% 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: 57 active listings in the ZIP; 14 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 41% of the median local income ($41k/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 $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $60k implies a 172% gain — meaningful room to come down on a strong offer.

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 $59,900

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. 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.
4. 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.
5. 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: 2.34% ✓
• Cap rate: 20.82%
• Cash-on-cash: 51.88%
• DSCR: 3.31
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $161,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8624 Riverview Blvd	0.44mi	4/2.0	1,728 (-0%)	0mo	$159,900	$93	76
8769 Goodfellow Blvd	0.32mi	3/1.0 (-1)	1,656 (-5%)	6mo	$165,000	$100	66
1501 Switzer Ave	0.39mi	3/2.0 (-1)	1,772 (+2%)	7mo	$200,000	$113	65
1727 Veronica Ave	0.33mi	4/2.5	1,898 (+9%)	2mo	$179,900	$95	64
1631 Orchid Ave	0.51mi	4/1.5	1,755 (+1%)	16mo	$114,900	$65	62
8912 Goodfellow Blvd	0.44mi	3/2.0 (-1)	1,752 (+1%)	12mo	$115,000	$66	61
1546 Grape Ave	0.38mi	3/2.5 (-1)	1,782 (+3%)	12mo	$165,000	$93	59
8510 Hamilton Ave	0.37mi	4/2.0	1,595 (-8%)	14mo	$90,000	$56	56
1648 Orchid Ave	0.47mi	3/1.5 (-1)	1,560 (-10%)	6mo	$120,000	$77	51
1547 Hornsby Ave	0.49mi	3/2.0 (-1)	1,600 (-8%)	15mo	$149,900	$94	45
8735 Oriole Ave	0.57mi	4/2.0	1,895 (+9%)	14mo	$179,900	$95	44
6049 Shulte Ave	0.56mi	3/1.5 (-1)	1,938 (+12%)	9mo	$75,000	$39	42

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: 49.8%
• Equity multiple: 3.17×
• Total profit: $36,477
• Equity at exit: $8,931

10-year hold

• IRR: 55.3%
• Equity multiple: 6.44×
• Total profit: $91,235
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$314
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $725

Break-even live

Break-even rent $483

Max offer price $59,900

Occupancy floor 43%

Sensitivity live

Price	-10% $759	-5% $742	+0% $725	+5% $708	+10% $691
Rent	-10% $614	-5% $670	+0% $725	+5% $780	+10% $836
Rate	-1.0pp $755	-0.5pp $740	base $725	+0.5pp $710	+1.0pp $694

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	45d	1	0.18mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.22mi
5730 Park Ln Saint Louis, MO	4.0	1.0	1174	$1,600	$1.36	21d	1	0.38mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	0.50mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	11d	1	0.70mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	45d	1	0.73mi
6024 Lucille Ave Saint Louis, MO	5.0	1.0	1152	$1,500	$1.30	15d	1	0.78mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	45d	1	0.82mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	24d	1	0.99mi
7121 Garesche Ave Saint Louis, MO	3.0	1.0	1156	$1,200	$1.04	45d	1	1.21mi
2646 Terrace Ln Saint Louis, MO	3.0	2.0	1565	$1,275	$0.81	24d	1	1.39mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	13d	1	1.40mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	24d	1	1.41mi
4737 Plover Ave Saint Louis, MO	4.0	1.5	1200	$1,400	$1.17	45d	1	1.49mi

Listing history 4 events

1. 2026-05-26
   listed $59,900 Active
2. 1992-12-04
   soldstatus
3. 1992-05-06
   soldstatus
4. 1991-09-01
   soldstatus $22,000

ⓘ 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: $511 · $43/mo
• Projected year-2 tax: $581 · $48/mo
• Expected delta: +$70/yr (+$6/mo · 13.7%)

ⓘ 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: $16,812
• − Mortgage interest: −$3,355
• − Property taxes: −$511
• − Insurance: −$300
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$1,743
• Taxable income: $8,213
• Est. tax owed @ 24.0%: −$1,971
• After-tax cash flow: $6,730/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

+172.3% since first listed

4 events — show timeline

• 2026-05-26 Listed $59,900 FSBO.com
• 1992-12-04 Sold (Public Records) — Public Records
• 1992-05-06 Sold (Public Records) — Public Records
• 1991-09-01 Sold (Public Records) $22,000 Public Records

Property tax history

-1.3%/yr

Latest (2024): $511 · +4.9% YoY. Source: county tax records.