2017 S Grand Blvd #304 · St. Louis, MO 63104

$125,000

2 bd · 2.0 ba · 1,315 sqft · Condo public records · 111 Days on market

Built 1910 $95/sqft · 37% below area Est $197k · 37% under $233/mo HOA · 15% of rent

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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 +22.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.3/10.0
• Rent growth +4.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Overlooking the magnificent Compton Hill Reservoir park is a move in ready top floor condo in Shaw! Over 1300 sq ft of big open spaces with a shared back deck, assigned parking, large rooms and a wonderful community. In unit laundry! Two bedrooms, two baths, big eat in kitchen! Property could use many updates but has been well loved, passed occupancy and is being sold as-is.

Key facts

• $233 HOA
• Built 1910
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 fast (+7.5%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 + 7.5% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $125k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 6.7

CMA / ARV

• ARV (median comp): $196,868
• List price: $125,000
• Delta: -36.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.52% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $995
• Equity at exit: $18,638

10-year hold

• IRR: 14.9%
• Equity multiple: 2.49×
• Total profit: $52,160
• Equity at exit: $10,808

Cash invested: $35,000 (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 63104

• Rents YoY: 7.5%
• Active inventory: 165
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$656
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$52
• HOA: −$233
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $217

Break-even live

Break-even rent $1,270

Max offer price $125,000

Occupancy floor 81%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3628 Shaw Blvd Unit 1F St. Louis, MO	3.0	2.0	1350	$1,995	$1.48	8d	1	0.08mi
3640 Shaw Blvd Unit 2W St. Louis, MO	3.0	1.0	1200	$1,299	$1.08	12d	1	0.10mi
3654 Shaw Blvd Saint Louis, MO	2.0	1.0	1200	$1,600	$1.33	44d	1	0.13mi
3802 Flad Ave St. Louis, MO	3.0	1.0	1350	$1,499	$1.11	8d	1	0.26mi
3850 De Tonty St Unit 3852 St. Louis, MO	3.0	1.0	1200	$1,650	$1.38	22d	1	0.29mi
3850 De Tonty St Apt A St. Louis, MO	3.0	1.0	1200	$1,725	$1.44	22d	1	0.29mi
3850 De Tonty St Unit 3852A St. Louis, MO	3.0	1.0	1200	$1,695	$1.41	15d	1	0.29mi
3850 De Tonty St Unit 3850A St. Louis, MO	3.0	1.0	1200	$1,695	$1.41	2d	1	0.29mi
3627 McRee Ave Unit B St. Louis, MO	1.0	1.0	900	$1,199	$1.33	44d	1	0.30mi
3300-3308 Russell Blvd Unit F St. Louis, MO	2.0	1.0	1000	$1,100	$1.10	44d	1	0.31mi
3663 McRee Ave Saint Louis, MO	3.0	1.5	1714	$2,750	$1.60	18d	1	0.32mi
3911 Shaw Blvd Saint Louis, MO	3.0	1.5	1432	$1,885	$1.32	4d	1	0.34mi
3841 McRee Ave Unit B St. Louis, MO	2.0	1.0	900	$1,095	$1.22	24d	1	0.38mi
3861 McRee Ave Unit 3865 St. Louis, MO	3.0	2.5	1556	$1,845	$1.19	18d	1	0.40mi
3457 Sidney St Apt 2F St. Louis, MO	2.0	1.0	906	$1,185	$1.31	44d	1	0.42mi
3942 Flad Ave St. Louis, MO	2.0	1.0–1.5	1025	$1,625	$1.59	18d	2	0.44mi
1517 S Theresa Ave St. Louis, MO	3.0	1.0	770	$1,595	$2.07	4d	8	0.44mi
3867 Botanical Ave Unit 3867 2E-C St. Louis, MO	2.0	1.0	900	$1,500	$1.67	44d	1	0.46mi
3925 Shenandoah Ave St. Louis, MO	3.0	1.0	1250	$1,500	$1.20	3d	1	0.46mi
4000 De Tonty St Unit 3W St. Louis, MO	3.0	1.0	1200	$1,630	$1.36	2d	1	0.48mi
2630 Alhambra Ct Saint Louis, MO	1.0	1.0	1200	$1,195	$1.00	15d	1	0.48mi
3503 Park Ave Saint Louis, MO	2.0	1.0	1080	$1,380	$1.28	44d	1	0.50mi
2606 Louisiana Ave Unit 2N St. Louis, MO	2.0	1.0	1110	$1,295	$1.17	15d	1	0.51mi
3901 Folsom Ave Unit 3909 St. Louis, MO	3.0	2.0	1635	$1,845	$1.13	18d	1	0.52mi
3920 Folsom Ave Saint Louis, MO	2.0	2.0	1040	$1,900	$1.83	18d	1	0.52mi
3301 Park Ave Saint Louis, MO	1.0	1.0–1.5	795	$1,265	$1.59	4d	3	0.57mi
4101 Flad Ave Apt B St. Louis, MO	2.0	1.0	1000	$1,499	$1.50	24d	1	0.62mi
4060 Cleveland Ave Unit 3W St. Louis, MO	2.0	1.0	1250	$1,495	$1.20	44d	1	0.62mi
3501-3503 Pestalozzi St Unit A St. Louis, MO	2.0	1.5	1200	$1,295	$1.08	24d	1	0.66mi
2602 Minnesota Ave Saint Louis, MO	2.0	1.5	1664	$1,950	$1.17	4d	1	0.67mi
3214 Halliday Ave St. Louis, MO	1.0	1.0	1025	$1,195	$1.17	22d	1	0.70mi
4166 Russell Blvd Unit 3E St. Louis, MO	2.0	1.0	1200	$1,695	$1.41	8d	1	0.72mi
3223 Pestalozzi St Unit 3223 2F St. Louis, MO	1.0	1.0	980	$950	$0.97	16d	1	0.73mi
1921 California Ave Unit Rear St. Louis, MO	2.0	1.5	1500	$1,550	$1.03	8d	1	0.74mi
2918 Louisiana Ave Unit A St. Louis, MO	2.0	1.0	1173	$1,275	$1.09	8d	1	0.76mi
2806 Lafayette Ave Unit C St. Louis, MO	2.0	1.0	900	$1,495	$1.66	44d	1	0.76mi
2239 California Ave Saint Louis, MO	2.0	2.0	1182	$1,750	$1.48	18d	1	0.78mi
2664 Nebraska Ave Unit 2F Saint Louis, MO	3.0	1.0	1350	$1,150	$0.85	24d	1	0.83mi
3225 Arsenal St Saint Louis, MO	2.0	1.0	1002	$1,000	$1.00	44d	1	0.84mi
2727 Accomac St Saint Louis, MO	2.0	1.0	950	$995	$1.05	4d	1	0.84mi

HOA detail condo

• Monthly dues: $233 · $2,796/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-16
   status $125,000 Pending 111 DOM
2. 2026-06-15
   days on market $125,000 Active 111 DOM
3. 2026-06-13
   days on market $125,000 Active 109 DOM
4. 2026-06-09
   days on market $125,000 Active 105 DOM
5. 2026-06-08
   days on market $125,000 Active 104 DOM
6. 2026-06-08
   days on market $125,000 Active 103 DOM
7. 2026-06-05
   days on market $125,000 Active 100 DOM
8. 2026-06-03
   days on market $125,000 Active 99 DOM
9. 2026-06-02
   days on market $125,000 Active 98 DOM
10. 2026-06-01
    days on market $125,000 Active 97 DOM
11. 2026-05-31
    days on market $125,000 Active 96 DOM
12. 2026-04-07
    price $125,000 381-char remark

    Show marketing remark (381 chars)

    Overlooking the magnificent Compton Hill Reservoir park is a move in ready top floor condo in Shaw! Over 1300 sq ft of big open spaces with a shared back deck, assigned parking, large rooms and a wonderful community. In unit laundry! Two bedrooms, two baths, big eat in kitchen! Property could use many updates but has been well loved, passed occupancy and is being sold as-is.

13. 2026-02-25
    listed $140,000 Active 381-char remark

    Show marketing remark (381 chars)

    Overlooking the magnificent Compton Hill Reservoir park is a move in ready top floor condo in Shaw! Over 1300 sq ft of big open spaces with a shared back deck, assigned parking, large rooms and a wonderful community. In unit laundry! Two bedrooms, two baths, big eat in kitchen! Property could use many updates but has been well loved, passed occupancy and is being sold as-is.

14. 2026-02-18
    historical $140,000 381-char remark

    Show marketing remark (381 chars)

    Overlooking the magnificent Compton Hill Reservoir park is a move in ready top floor condo in Shaw! Over 1300 sq ft of big open spaces with a shared back deck, assigned parking, large rooms and a wonderful community. In unit laundry! Two bedrooms, two baths, big eat in kitchen! Property could use many updates but has been well loved, passed occupancy and is being sold as-is.

15. 1998-09-11
    soldstatus $49,900
16. 1996-10-29
    soldstatus
17. 1996-10-25
    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: $752 · $63/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$460/yr (+$38/mo · 61.2%)

ⓘ 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 · 20 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: $18,531
• − Mortgage interest: −$7,002
• − Property taxes: −$752
• − Insurance: −$625
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − HOA: −$2,796
• − Depreciation: −$3,636
• Taxable income: $754
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,419/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): 19,007
• Household income: $68,764
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1429.0

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 0.60)
• Race & ethnicity: White 51% Black 37% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 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: ▼ -159.69%
• Current HPI: 252.3452
• Rent YoY: ▲ 7.52%
• 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

+150.5% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2026-02-25 Listed $140,000 MARIS as Distributed by MLS Grid
• 2026-02-18 Coming Soon $140,000 MARIS as Distributed by MLS Grid
• 1998-09-11 Sold (Public Records) $49,900 Public Records
• 1996-10-29 Sold (Public Records) — Public Records
• 1996-10-25 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2023): $752 · +0.1% YoY. Source: county tax records.