5966 Sherry Ave · St. Louis, MO 63136

$85,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 380 Days on market

Built 2005 6,098 sqft lot $61/sqft · 52% above area ↓ 29% since listing

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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
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Don't miss this well-built 1.5-story home offering 3 bedrooms, 2 full baths, and a 2-car garage. The full basement adds valuable bonus space for storage, a recreation room, or future finishing. Conveniently located near shopping and major thoroughfares for easy commuting.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 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: Rents rising fast (+5.0%/yr); 376 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 37% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $3k appreciation (3.8% 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 (3.8% appreciation + 5.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 380 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 380 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.19%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (median comp): $52,197
• List price: $85,000
• Delta: 62.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6100 Garesche Ave	0.17mi	3/2.5	1,456 (+4%)	2mo	$52,000	$36	82
6117 Lalite Ave	0.12mi	4/1.0 (+1)	1,568 (+12%)	1mo	$55,000	$35	65
6375 Lillian Ave	0.33mi	4/1.0 (+1)	1,512 (+8%)	10mo	$75,000	$50	54
6125 Lalite Ave	0.13mi	2/1.5 (-1)	1,237 (-12%)	17mo	$54,900	$44	53
5714 Park Ln	0.71mi	2/1.0 (-1)	1,374 (-2%)	3mo	$70,000	$51	52
5811 Theodore Ave	0.25mi	2/1.0 (-1)	1,254 (-11%)	13mo	$7,000	$6	50
6343 Garesche Ave	0.35mi	4/1.5 (+1)	1,465 (+4%)	23mo	$125,000	$85	50
5701 Woodland Ave	0.37mi	3/3.0	1,560 (+11%)	14mo	$130,000	$83	49
5115 Robin Ave	0.32mi	3/2.0	1,566 (+12%)	24mo	$54,900	$35	46
5241 S Hodiamont Ave S	0.47mi	4/1.0 (+1)	1,201 (-14%)	16mo	$27,999	$23	32
5058 Genevieve Ave	0.59mi	2/1.0 (-1)	1,250 (-11%)	16mo	$64,900	$52	32
7013 Rohn Dr	0.71mi	2/1.0 (-1)	1,256 (-10%)	21mo	$35,460	$28	22

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

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 3.03×
• Total profit: $48,233
• Equity at exit: $42,057

10-year hold

• IRR: 34.5%
• Equity multiple: 6.33×
• Total profit: $126,881
• Equity at exit: $67,971

Cash invested: $23,800 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 376
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$446
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $500

Break-even live

Break-even rent $651

Max offer price $85,000

Occupancy floor 56%

Sensitivity live

Price	-10% $548	-5% $524	+0% $500	+5% $476	+10% $451
Rent	-10% $398	-5% $449	+0% $500	+5% $550	+10% $601
Rate	-1.0pp $542	-0.5pp $521	base $500	+0.5pp $478	+1.0pp $455

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	24d	1	0.13mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	0.14mi
5944 Thekla Ave Saint Louis, MO	2.0	1.0	1760	$975	$0.55	44d	1	0.25mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	0.36mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	44d	1	0.41mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	24d	1	0.49mi
4737 Plover Ave Saint Louis, MO	4.0	1.5	1200	$1,400	$1.17	44d	1	0.51mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	44d	1	0.54mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	24d	1	0.59mi
5347 Janet Ave Saint Louis, MO	4.0	1.0	893	$1,350	$1.51	17d	1	0.60mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.63mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	23d	1	0.65mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.66mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	11d	1	0.69mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.69mi
5730 Park Ln Saint Louis, MO	4.0	1.0	1174	$1,600	$1.36	21d	1	0.70mi
5664 Hamilton Ave Saint Louis, MO	2.0	2.0	1700	$1,600	$0.94	44d	1	0.76mi
7121 Garesche Ave Saint Louis, MO	3.0	1.0	1156	$1,200	$1.04	44d	1	0.81mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	5d	1	0.86mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.89mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.89mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	4d	1	0.94mi
5338 Claxton Ave Unit 33 St. Louis, MO	3.0	2.0	1196	$1,550	$1.30	44d	1	1.01mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	24d	1	1.02mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	1.03mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	24d	1	1.06mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	1.10mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	1.12mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	1.15mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	1.17mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	1.19mi
3720 Darby St Saint Louis, MO	2.0	1.0	960	$1,123	$1.17	44d	1	1.20mi
5818 Ferris Ave Saint Louis, MO	3.0	1.0	1014	$1,500	$1.48	44d	1	1.22mi
5824 Ferris Ave Saint Louis, MO	4.0	2.0	1008	$1,500	$1.49	44d	1	1.22mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	1.24mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	1.27mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	1.32mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	44d	1	1.46mi

Listing history 8 events

1. 2026-05-19
   status Pending 273-char remark

   Show marketing remark (273 chars)

   Don't miss this well-built 1.5-story home offering 3 bedrooms, 2 full baths, and a 2-car garage. The full basement adds valuable bonus space for storage, a recreation room, or future finishing. Conveniently located near shopping and major thoroughfares for easy commuting.

2. 2026-04-21
   price $85,000 273-char remark

   Show marketing remark (273 chars)

   Don't miss this well-built 1.5-story home offering 3 bedrooms, 2 full baths, and a 2-car garage. The full basement adds valuable bonus space for storage, a recreation room, or future finishing. Conveniently located near shopping and major thoroughfares for easy commuting.

3. 2026-02-28
   price $90,000 273-char remark

   Show marketing remark (273 chars)

   Don't miss this well-built 1.5-story home offering 3 bedrooms, 2 full baths, and a 2-car garage. The full basement adds valuable bonus space for storage, a recreation room, or future finishing. Conveniently located near shopping and major thoroughfares for easy commuting.

4. 2026-01-28
   price $100,000 273-char remark

   Show marketing remark (273 chars)

   Don't miss this well-built 1.5-story home offering 3 bedrooms, 2 full baths, and a 2-car garage. The full basement adds valuable bonus space for storage, a recreation room, or future finishing. Conveniently located near shopping and major thoroughfares for easy commuting.

5. 2025-12-28
   price $105,000 273-char remark

   Show marketing remark (273 chars)

   Don't miss this well-built 1.5-story home offering 3 bedrooms, 2 full baths, and a 2-car garage. The full basement adds valuable bonus space for storage, a recreation room, or future finishing. Conveniently located near shopping and major thoroughfares for easy commuting.

6. 2025-11-20
   price $110,000 273-char remark

   Show marketing remark (273 chars)

   Don't miss this well-built 1.5-story home offering 3 bedrooms, 2 full baths, and a 2-car garage. The full basement adds valuable bonus space for storage, a recreation room, or future finishing. Conveniently located near shopping and major thoroughfares for easy commuting.

7. 2025-05-05
   listed $120,000 Active 273-char remark

   Show marketing remark (273 chars)

   Don't miss this well-built 1.5-story home offering 3 bedrooms, 2 full baths, and a 2-car garage. The full basement adds valuable bonus space for storage, a recreation room, or future finishing. Conveniently located near shopping and major thoroughfares for easy commuting.

8. 2003-01-24
   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: $395 · $33/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$429/yr (+$36/mo · 108.5%)

ⓘ 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,398
• − Mortgage interest: −$4,761
• − Property taxes: −$395
• − Insurance: −$425
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,473
• Taxable income: $4,880
• Est. tax owed @ 24.0%: −$1,171
• After-tax cash flow: $4,824/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 County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

-29.2% since first listed

8 events — show timeline

• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-04-21 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2026-02-28 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2026-01-28 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2025-12-28 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2025-11-20 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2025-05-05 Listed $120,000 MARIS as Distributed by MLS Grid
• 2003-01-24 Sold (Public Records) — Public Records

Property tax history

-3.4%/yr

Latest (2024): $395 · +4.8% YoY. Source: county tax records.