4807 Milentz Ave · St. Louis, MO 63116

$94,000

1 bd · 1.0 ba · 658 sqft · SingleFamily public records · 61 Days on market

Built 1925 2,243 sqft lot $143/sqft · 39% below area Est $154k · 39% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Partially completed rehab ready for your personal touch! A cozy 1 bed, 1 bath home in the heart of South City. With work already underway, you can step in and finish this 1925 charmer exactly how you envision it. Whether you're looking for an affordable owner-occupied home or a smart investment, this property delivers huge potential at an accessible price point. As-Is Sale, buyer to obtain their occupancy permit, seller to complete no repairs.

Key facts

• 2,243 sq ft lot
• Built 1925
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $87k (7.9% below list).
• Recommended offer: $87k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Market conditions: Rents rising (+2.6%/yr); 255 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent is only 17% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $94k implies a 71% 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 $86,546 (7.9% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 0.92% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $154,178
• List price: $94,000
• Delta: -39.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4850 Goethe Ave	0.09mi	1/1.0	630 (-4%)	1mo	$99,900	$159	88
4838 Goethe Ave	0.07mi	1/1.0	684 (+4%)	12mo	$60,000	$88	81
5133 Dresden Ave	0.43mi	1/1.0	669 (+2%)	16mo	$115,000	$172	64
6800 Wanda Ave	0.62mi	2/1.0 (+1)	672 (+2%)	0mo	$149,900	$223	62
5418 Milentz Ave	0.35mi	2/1.0 (+1)	725 (+10%)	1mo	$215,000	$297	61
4741 Milentz Ave	0.09mi	2/1.0 (+1)	726 (+10%)	16mo	$139,900	$193	61
4394 Haven St	0.55mi	2/1.0 (+1)	672 (+2%)	9mo	$139,900	$208	58
5434 Christy Ave	0.33mi	1/1.0	720 (+9%)	14mo	$149,900	$208	57
4151 Concordia Ave	0.67mi	1/—	664 (+1%)	17mo	$89,000	$134	53
5134 Cologne Ave	0.49mi	2/1.0 (+1)	720 (+9%)	9mo	$84,100	$117	49
4455 Itaska St	0.75mi	1/1.0	595 (-10%)	2mo	$88,000	$148	47
4924 Blow St	0.63mi	2/1.0 (+1)	720 (+9%)	13mo	$179,000	$249	39

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-10,095
• Equity at exit: $14,016

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-3,145
• Equity at exit: $8,127

Cash invested: $26,320 (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 63116

• Rents YoY: 2.6%
• Active inventory: 255
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $865 high
• Mortgage (P&I): −$493
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $86

Break-even live

Break-even rent $756

Max offer price $94,000

Occupancy floor 85%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6244 Gravois Ave Saint Louis, MO	1.0	1.0	600	$885	$1.48	7d	1	0.21mi
6441 Gravois Ave Saint Louis, MO	1.0	1.0	700	$825	$1.18	3d	1	0.26mi
5353 Walsh St Unit 2B St. Louis, MO	1.0	1.0	570	$795	$1.39	44d	1	0.45mi
6725 Wanda Ave Saint Louis, MO	2.0	1.0	700	$1,100	$1.57	44d	1	0.62mi
7055 Hampton Ave Unit 102 St. Louis, MO	1.0	1.0	750	$1,095	$1.46	44d	1	0.91mi
5821 Sunshine Dr Saint Louis, MO	1.0	1.0	700	$925	$1.32	44d	1	0.92mi
5335 Bancroft Ave Apt 2W St. Louis, MO	1.0	1.0	697	$850	$1.22	7d	1	0.94mi
5335 Bancroft Ave Apt 2E St. Louis, MO	1.0	1.0	697	$950	$1.36	24d	1	0.94mi
4909 Winona Ave Unit 2w St. Louis, MO	1.0	1.0	700	$800	$1.14	44d	1	0.98mi
5028 Chippewa St Unit A St. Louis, MO	1.0	1.0	714	$825	$1.16	24d	1	1.01mi
4215 Lawn Ave Unit 2S St. Louis, MO	—	1.0	350	$600	$1.71	44d	1	1.01mi
4215 Neosho St Unit 101 St. Louis, MO	2.0	1.0	750	$825	$1.10	44d	1	1.03mi
3918 Hereford St Unit 3918 2N 341 St. Louis, MO	—	1.0	450	$750	$1.67	18d	1	1.05mi
5044 Lindenwood Ave Unit 5044 St. Louis, MO	1.0	1.0	728	$950	$1.30	44d	1	1.07mi
4231-4233 Ellenwood Ave St. Louis, MO	1.0	1.0	650	$825	$1.27	14d	1	1.08mi
5000 Lindenwood Ave Unit 5002 Lindenwood 1FL St. Louis, MO	1.0	1.0	750	$850	$1.13	7d	1	1.08mi
5000 Lindenwood Ave Unit 5000 Lindenwood 1FL St. Louis, MO	1.0	1.0	750	$850	$1.13	24d	1	1.08mi
5046 Lindenwood Ave Unit 5046 St. Louis, MO	1.0	1.0	728	$950	$1.30	44d	1	1.08mi
4227 Ellenwood Ave Saint Louis, MO	1.0	1.0	650	$825	$1.27	16d	1	1.08mi
4205 Ellenwood Ave Unit 202 St. Louis, MO	1.0	1.0	750	$899	$1.20	24d	1	1.09mi
4205 Ellenwood Ave Unit 102 St. Louis, MO	1.0	1.0	750	$899	$1.20	44d	1	1.09mi
4909 Lindenwood Ave Apt 102 St. Louis, MO	1.0	1.0	574	$1,095	$1.91	44d	1	1.10mi
4523 Gravois Ave Unit 305 St. Louis, MO	—	1.0	700	$799	$1.14	18d	1	1.11mi
4523 Gravois Ave Apt 204 St. Louis, MO	—	1.0	700	$699	$1.00	44d	1	1.11mi
5515 Chippewa St Unit A St. Louis, MO	1.0	1.0	700	$900	$1.29	44d	1	1.13mi
7500 Morganford Rd Saint Louis, MO	1.0	1.0	750	$925	$1.23	44d	1	1.15mi
7201-7205 Gravois Rd Saint Louis, MO	1.0	1.0	700	$995	$1.42	10d	7	1.16mi
4341 Morganford Rd Saint Louis, MO	1.0	1.0	750	$799	$1.07	44d	1	1.18mi
4341 Morgan Ford Rd Unit F St. Louis, MO	1.0	1.0	750	$749	$1.00	4d	1	1.18mi
4117 Germania St Saint Louis, MO	1.0	1.0	750	$925	$1.23	44d	1	1.19mi
3706 Hereford St Unit 1s St. Louis, MO	1.0	1.0	750	$795	$1.06	4d	1	1.19mi
3705 Hereford St Apt 1N St. Louis, MO	—	1.0	500	$650	$1.30	22d	1	1.19mi
4407 Chippewa St Unit C St. Louis, MO	1.0	1.0	400	$795	$1.99	24d	1	1.23mi
5001 Tholozan Ave Unit 2E St. Louis, MO	1.0	1.0	700	$950	$1.36	7d	1	1.23mi
4381 Chippewa St Unit B St. Louis, MO	1.0	1.0	400	$600	$1.50	44d	1	1.23mi
4377 Chippewa St Unit G St. Louis, MO	1.0	1.0	400	$600	$1.50	44d	1	1.24mi
5042 Pernod Ave Unit 1F St. Louis, MO	1.0	1.0	717	$900	$1.26	18d	1	1.25mi
5042 Pernod Ave Unit 2F St. Louis, MO	—	1.0	717	$800	$1.12	7d	1	1.25mi
5042 Pernod Ave Saint Louis, MO	1.0	1.0	717	$800	$1.12	4d	1	1.25mi
5816 Lindenwood Ave Saint Louis, MO	1.0	1.0	650	$895	$1.38	44d	1	1.31mi

Listing history 21 events

1. 2026-06-18
   days on market $94,000 Active 61 DOM
2. 2026-06-17
   days on market $94,000 Active 60 DOM
3. 2026-06-16
   days on market $94,000 Active 59 DOM
4. 2026-06-15
   days on market $94,000 Active 58 DOM
5. 2026-06-13
   days on market $94,000 Active 56 DOM
6. 2026-06-09
   days on market $94,000 Active 52 DOM
7. 2026-06-08
   days on market $94,000 Active 51 DOM
8. 2026-06-07
   days on market $94,000 Active 50 DOM
9. 2026-06-05
   days on market $94,000 Active 47 DOM
10. 2026-06-03
    days on market $94,000 Active 46 DOM
11. 2026-06-02
    days on market $94,000 Active 45 DOM
12. 2026-06-01
    days on market $94,000 Active 44 DOM
13. 2026-05-31
    days on market $94,000 Active 43 DOM
14. 2026-04-30
    price $94,000 448-char remark

    Show marketing remark (448 chars)

    Partially completed rehab ready for your personal touch! A cozy 1 bed, 1 bath home in the heart of South City. With work already underway, you can step in and finish this 1925 charmer exactly how you envision it. Whether you're looking for an affordable owner-occupied home or a smart investment, this property delivers huge potential at an accessible price point. As-Is Sale, buyer to obtain their occupancy permit, seller to complete no repairs.

15. 2026-04-19
    listed $99,000 Active 448-char remark

    Show marketing remark (448 chars)

    Partially completed rehab ready for your personal touch! A cozy 1 bed, 1 bath home in the heart of South City. With work already underway, you can step in and finish this 1925 charmer exactly how you envision it. Whether you're looking for an affordable owner-occupied home or a smart investment, this property delivers huge potential at an accessible price point. As-Is Sale, buyer to obtain their occupancy permit, seller to complete no repairs.

16. 2022-11-28
    soldstatus $55,000
17. 2022-11-18
    soldstatus Closed 785-char remark

    Show marketing remark (785 chars)

    Here is your chance to own a diamond in the rough in the highly desirable Princeton Heights neighborhood. This 1 bedroom, 1 bathroom fixer upper has so much potential for the homeowner looking for a project or the investor looking for an investment property. The home is in need of some TLC so bring your contractor when showing. The roof is roughly 8 years old along with the furnace. I believe the ac unit is roughly 10 years old. The electric box has been updated at some point but not sure of the exact date. There are hardwood floors throughout that are covered up. Nice level yard in back. This one won't last long. Schedule a showing today through ShowingTime. Property to be sold AS-IS. Seller to do no repairs or inspections to the property including governmental inspections.

18. 2022-10-12
    status Pending 785-char remark

    Show marketing remark (785 chars)

    Here is your chance to own a diamond in the rough in the highly desirable Princeton Heights neighborhood. This 1 bedroom, 1 bathroom fixer upper has so much potential for the homeowner looking for a project or the investor looking for an investment property. The home is in need of some TLC so bring your contractor when showing. The roof is roughly 8 years old along with the furnace. I believe the ac unit is roughly 10 years old. The electric box has been updated at some point but not sure of the exact date. There are hardwood floors throughout that are covered up. Nice level yard in back. This one won't last long. Schedule a showing today through ShowingTime. Property to be sold AS-IS. Seller to do no repairs or inspections to the property including governmental inspections.

19. 2022-10-07
    price $59,900 785-char remark

    Show marketing remark (785 chars)

    Here is your chance to own a diamond in the rough in the highly desirable Princeton Heights neighborhood. This 1 bedroom, 1 bathroom fixer upper has so much potential for the homeowner looking for a project or the investor looking for an investment property. The home is in need of some TLC so bring your contractor when showing. The roof is roughly 8 years old along with the furnace. I believe the ac unit is roughly 10 years old. The electric box has been updated at some point but not sure of the exact date. There are hardwood floors throughout that are covered up. Nice level yard in back. This one won't last long. Schedule a showing today through ShowingTime. Property to be sold AS-IS. Seller to do no repairs or inspections to the property including governmental inspections.

20. 2022-10-04
    listed $69,900 Active 785-char remark

    Show marketing remark (785 chars)

    Here is your chance to own a diamond in the rough in the highly desirable Princeton Heights neighborhood. This 1 bedroom, 1 bathroom fixer upper has so much potential for the homeowner looking for a project or the investor looking for an investment property. The home is in need of some TLC so bring your contractor when showing. The roof is roughly 8 years old along with the furnace. I believe the ac unit is roughly 10 years old. The electric box has been updated at some point but not sure of the exact date. There are hardwood floors throughout that are covered up. Nice level yard in back. This one won't last long. Schedule a showing today through ShowingTime. Property to be sold AS-IS. Seller to do no repairs or inspections to the property including governmental inspections.

21. 2022-09-21
    soldstatus $12,500

ⓘ 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: $786 · $65/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$126/yr (+$11/mo · 16.1%)

ⓘ 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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,386
• − Mortgage interest: −$5,265
• − Property taxes: −$786
• − Insurance: −$470
• − Repairs & maintenance: −$831
• − Management: −$831
• − Depreciation: −$2,735
• Taxable loss: −$532
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,161/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 2%

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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

+652.0% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $94,000 MARIS as Distributed by MLS Grid
• 2026-04-19 Listed $99,000 MARIS as Distributed by MLS Grid
• 2022-11-28 Sold (Public Records) $55,000 Public Records
• 2022-11-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-10-12 Pending — MARIS as Distributed by MLS Grid
• 2022-10-07 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2022-10-04 Listed $69,900 MARIS as Distributed by MLS Grid
• 2022-09-21 Sold (Public Records) $12,500 Public Records

Property tax history

+2.7%/yr

Latest (2024): $786 · +5.0% YoY. Source: county tax records.