1432 Tamerton Ave · University City, MO 63132

$185,000

3 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 34 Days on market

Built 1931 6,625 sqft lot Est $162k · 14% over

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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 +18.6/30.0
• DSCR +5.8/10.0
• Rent growth +4.2/5.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great bungalow home with three bedrooms! Home features an eat-in kitchen, large back yard, and storage space in the basement. Don’t wait, schedule a showing today! This property is offered in its current AS IS condition; all utilities are turned off, Use caution when showing. Case #292-419263.

Key facts

• 6,625 sq ft lot
• Built 1931
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (8.7% below list).
• Recommended offer: $169k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.7% 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: Barbara Jordan Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 310 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 fast (+6.6%/yr); 53 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $185k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,947 (8.7% below list)

Questions for the listing agent

1. It's been on market 34 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 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $162,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8450 Kempland Pl	0.22mi	3/1.0	1,266 (-0%)	5mo	$70,000	$55	85
8308 Archer Ave	0.23mi	3/1.5	1,300 (+2%)	1mo	$150,000	$115	83
8354 Orchard Ave	0.29mi	2/1.0 (-1)	1,281 (+1%)	10mo	$50,000	$39	72
8251 Montreal Dr	0.12mi	2/1.0 (-1)	1,138 (-10%)	8mo	$144,900	$127	66
8410 Richard Ave	0.37mi	3/1.0	1,188 (-6%)	13mo	$190,000	$160	61
8609 Mayflower Ct	0.65mi	3/2.0	1,307 (+3%)	1mo	$359,900	$275	60
8452 Braddock Dr	0.19mi	3/1.0	1,450 (+14%)	11mo	$184,900	$128	58
1280 Hafner Pl	0.38mi	2/1.5 (-1)	1,350 (+6%)	11mo	$110,000	$81	55
7870 Trenton Ave	0.48mi	3/1.0	1,136 (-10%)	11mo	$170,000	$150	51
8003 Briar Ct	0.50mi	3/1.5	1,134 (-11%)	7mo	$199,900	$176	51
8346 Archer Ave	0.23mi	3/1.5	1,082 (-15%)	17mo	$99,000	$91	48
1545 78th St	0.69mi	3/2.0	1,228 (-3%)	18mo	$235,000	$191	44

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 · 6.64% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.76×
• Total profit: $-12,228
• Equity at exit: $27,584

10-year hold

• IRR: 7.2%
• Equity multiple: 1.62×
• Total profit: $32,179
• Equity at exit: $15,995

Cash invested: $51,800 (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 63132

• Rents YoY: 6.6%
• Active inventory: 53
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$970
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $179

Break-even live

Break-even rent $1,463

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $284	-5% $231	+0% $179	+5% $126	+10% $74
Rent	-10% $45	-5% $112	+0% $179	+5% $246	+10% $312
Rate	-1.0pp $272	-0.5pp $226	base $179	+0.5pp $131	+1.0pp $82

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8449 Atherton Dr St. Louis, MO	1.0–2.0	1.0	900	$1,245	$1.38	4d	2	0.64mi
1150 N Price Rd St. Louis, MO	1.0–3.0	1.0–2.0	999	$3,731	$3.73	2d	151	0.86mi
8669 Old Towne Dr St. Louis, MO	1.0–3.0	1.0–2.0	1335	$2,151	$1.61	2d	9	0.89mi
9150 Olive Xing St. Louis, MO	1.0–2.0	1.0–2.0	1084	$3,575	$3.30	2d	3	0.91mi
910 N McKnight Rd St. Louis, MO	2.0	2.0	1400	$2,500	$1.79	2d	1	0.94mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	45d	1	1.07mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	5d	1	1.09mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	45d	1	1.09mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	24d	1	1.12mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	13d	1	1.14mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	24d	1	1.15mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	5d	1	1.23mi
1108 N Hanley Rd St. Louis, MO	3.0	2.0	1800	$1,795	$1.00	13d	1	1.24mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	45d	1	1.32mi
8241 Delmar Blvd Apt 2E St. Louis, MO	2.0	1.0	1100	$1,175	$1.07	15d	1	1.32mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	45d	1	1.37mi
8400 Delmar Blvd St. Louis, MO	3.0	1.0–2.0	1006	$3,800	$3.78	2d	8	1.39mi
8701 Delmar Blvd Unit 8701-4C Delmar St. Louis, MO	3.0	2.0	1700	$1,750	$1.03	45d	1	1.43mi
8701 Delmar Blvd Unit 8701-3D Delmar St. Louis, MO	3.0	2.0	1450	$1,595	$1.10	45d	1	1.43mi
8680 Delmar Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	910	$3,325	$3.65	2d	14	1.44mi
2452 Ashland Ave Saint Louis, MO	2.0	1.0	1028	$1,350	$1.31	45d	1	1.46mi
8342 Delcrest Dr Saint Louis, MO	1.0–3.0	1.0–2.0	1089	$2,986	$2.74	2d	16	1.48mi

Listing history 12 events

1. 2025-08-31
   status Pending
2. 2025-08-29
   status Active
3. 2025-08-29
   price $185,000
4. 2025-07-15
   status Pending
5. 2025-07-15
   price $200,000
6. 2025-06-13
   listed $210,000 Active
7. 2025-06-05
   historical $210,000
8. 2014-08-25
   soldstatus 300-char remark

   Show marketing remark (300 chars)

   Great bungalow home with three bedrooms! Home features an eat-in kitchen, large back yard, and storage space in the basement. Don’t wait, schedule a showing today! This property is offered in its current AS IS condition; all utilities are turned off, Use caution when showing. Case #292-419263.

9. 2013-12-17
   listed $24,800 300-char remark

   Show marketing remark (300 chars)

   Great bungalow home with three bedrooms! Home features an eat-in kitchen, large back yard, and storage space in the basement. Don’t wait, schedule a showing today! This property is offered in its current AS IS condition; all utilities are turned off, Use caution when showing. Case #292-419263.

10. 2002-07-17
    soldstatus $65,000
11. 1990-12-28
    soldstatus
12. 1990-12-28
    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: $1,304 · $109/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$491/yr (+$41/mo · 37.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,274
• − Mortgage interest: −$10,363
• − Property taxes: −$1,304
• − Insurance: −$925
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,382
• Taxable loss: −$944
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $2,372/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): 14,283
• Household income: $87,385
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 644.0

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 0.66)
• Race & ethnicity: White 49% Black 27% Asian 16% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Scotch-Irish 3% Slovak 2%
• Foreign-born: 12% · China, Canada, Philippines
• Languages at home: 82% English-only · Chinese 9% Other Asian/Pacific 3% Other Indo-European 2%

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: ▼ -482.68%
• Current HPI: 255.4778
• Rent YoY: ▲ 6.64%
• 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

+184.6% since first listed

12 events — show timeline

• 2025-08-31 Pending — MARIS as Distributed by MLS Grid
• 2025-08-29 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-29 Price Changed $185,000 MARIS as Distributed by MLS Grid
• 2025-07-15 Pending — MARIS as Distributed by MLS Grid
• 2025-07-15 Price Changed $200,000 MARIS as Distributed by MLS Grid
• 2025-06-13 Listed $210,000 MARIS as Distributed by MLS Grid
• 2025-06-05 Coming Soon $210,000 MARIS as Distributed by MLS Grid
• 2014-08-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-12-17 Listed $24,800 MARIS as Distributed by MLS Grid
• 2002-07-17 Sold (Public Records) $65,000 Public Records
• 1990-12-28 Sold (Public Records) — Public Records
• 1990-12-28 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2022): $1,304 · +1.0% YoY. Source: county tax records.