6036 Horton Pl · St. Louis, MO 63112

$109,000

2 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 15 Days on market

Built 1893 4,704 sqft lot Est $172k · 37% under ↓ 8% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This home, built in 1893, was once part of a well-to-do suburban neighborhood where streetcars—like the Hodiamont line—offered a quick commute downtown, with shops and restaurants nearby. Today, it stands as a testament to its enduring strength and is ready for a new owner to bring it back to its former beauty! Nestled on a quiet street, this AS-IS property presents a STRONG opportunity for investors or value-driven buyers looking to add equity. This is a larger home for the area, at close to 1,600 SF living spaces. All levels feature TALL ceilings and WOOD floors, enhancing the sense of space and historic character throughout. An oversized primary bedroom with large walk-in clo

Key facts

• Wood floors
• Tall ceilings
• Ample wood cabinetry

Tags

• TALL CEILINGS
• WOOD FLOORS
• ORIGINAL MILLWORK
• ORIGINAL WORKING POCKET DOORS
• AMPLE WOOD CABINETRY
• UNFINISHED WALK OUT BASEMENT

Property features AI

Finance

• Other: Lot dimensions approximately 147 x 32; Lot size about 0.108 acres; Above-grade living area reported as 1,586 (source: public records)
• Financial info: Lease not considered
• HOA & community: No association fees

Exterior

• Parking: Additional parking; Alley access; Driveway; On-site parking; On-street parking; Parking pad; Private parking
• Security: Storm door(s); Pocket door(s)
• Utilities: Public water; Public sewer; Electricity connected (Ameren); Natural gas available; Water available; Sewer connected
• Home design: Single family residence; Private ownership; Fixer condition; Two and a half levels; House
• Construction: Brick construction; Brick/mortar foundation; Full unfinished basement with walk-out access, storage and roughed-in bath
• Exterior features: Front porch; Private yard; Back yard; Front yard; Garden; Level lot; Near public transit

Interior

• Kitchen: Eat-in kitchen; Water heater
• Bedrooms: Two bedrooms (both on upper level)
• Flooring: Ceramic tile; Hardwood; Marble
• Bathrooms: One full bathroom (upper/main levels)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Double vanity; Eat-in kitchen; High ceilings; Open floor plan; Special millwork; Storage; Walk-in closets
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% 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.
• Zoned schools: Hamilton Elem. Community Ed. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 253 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 118 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).
• At $1,851/mo this rent would consume 49% of the median local household income ($46k/yr) (locally 1457% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1893 — 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: 1.70% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.51%
• DSCR: 2.40
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $172,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6036 Horton Pl	0.00mi	2/1.0	1,586 (+3%)	0mo	$109,000	$69	94
6025 Horton Pl	0.04mi	3/2.5 (+1)	1,426 (-7%)	18mo	$150,000	$105	60
6027 Enright Ave	0.42mi	3/1.0 (+1)	1,400 (-9%)	13mo	$114,900	$82	50
5875 Enright Ave	0.50mi	3/2.5 (+1)	1,456 (-5%)	13mo	$319,000	$219	46
6144 Washington Blvd	0.63mi	3/1.5 (+1)	1,644 (+7%)	8mo	$349,000	$212	46
5968 Degiverville Ave	0.58mi	3/1.0 (+1)	1,684 (+10%)	8mo	$120,000	$71	45
6268 Cabanne Ave	0.48mi	3/2.0 (+1)	1,430 (-7%)	18mo	$159,900	$112	42
6543 Crest Ave	0.65mi	3/2.0 (+1)	1,385 (-10%)	9mo	$175,000	$126	36
6609 Bartmer Ave	0.67mi	2/2.0	1,764 (+15%)	5mo	$58,000	$33	36
6160 Westminster Pl	0.69mi	3/1.5 (+1)	1,672 (+9%)	14mo	$350,000	$209	34
6140 Minerva Ave	0.70mi	3/2.5 (+1)	1,678 (+9%)	14mo	$174,900	$104	29
5944 DE Giverville Ave	0.63mi	3/2.5 (+1)	1,748 (+14%)	9mo	$369,900	$212	29

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.06×
• Total profit: $32,222
• Equity at exit: $16,252

10-year hold

• IRR: 33.0%
• Equity multiple: 3.92×
• Total profit: $89,089
• Equity at exit: $9,424

Cash invested: $30,520 (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 63112

• Rents YoY: 2.4%
• Active inventory: 118
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$572
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $801

Break-even live

Break-even rent $837

Max offer price $109,000

Occupancy floor 52%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,045	$1.80	2d	9	0.13mi
5804 Cates Ave Unit 2 St. Louis, MO	3.0	1.0	1500	$1,500	$1.00	4d	1	0.47mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,204	$2.37	4d	1	0.49mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	44d	1	0.51mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	44d	1	0.51mi
6261 Clemens Ave Saint Louis, MO	3.0	1.0	1200	$1,700	$1.42	44d	1	0.53mi
6036 Washington Blvd Apt 1W St. Louis, MO	2.0	1.0	1200	$1,350	$1.12	18d	1	0.58mi
6009 Kingsbury Ave Saint Louis, MO	3.0	1.0	1368	$2,000	$1.46	4d	1	0.66mi
6009 Kingsbury Ave Saint Louis, MO	2.0	1.0	1368	$1,300	$0.95	24d	1	0.66mi
6017 Kingsbury Ave Unit 1F St. Louis, MO	3.0	1.0	1600	$2,700	$1.69	18d	1	0.67mi
6409 Enright Ave University City, MO	3.0	1.5	1320	$2,420	$1.83	2d	2	0.68mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	44d	1	0.68mi
603 Westgate Ave University City, MO	2.0	2.5	1290	$1,750	$1.36	44d	1	0.74mi
5861 Nina Pl Unit 3W St. Louis, MO	3.0	1.0	1550	$1,750	$1.13	18d	1	0.76mi
5861 Nina Pl Apt 2W St. Louis, MO	3.0	1.0	1400	$1,750	$1.25	44d	1	0.76mi
5920 McPherson Ave Unit 1st Floor St. Louis, MO	3.0	1.0	1300	$2,550	$1.96	44d	1	0.77mi
5783 McPherson Ave Unit 2FL St. Louis, MO	3.0	2.0	1320	$2,550	$1.93	8d	1	0.78mi
5783 McPherson Ave Unit 1FL St. Louis, MO	2.0	2.0	1250	$1,950	$1.56	8d	1	0.78mi
629 Clara Ave Apt 26 St. Louis, MO	2.0	2.0	1155	$1,615	$1.40	44d	1	0.82mi
5803 Waterman Blvd St. Louis, MO	2.0	2.0	1432	$1,850	$1.29	44d	1	0.83mi
6124 Waterman Blvd Unit 6124 St. Louis, MO	2.0	2.0	1500	$2,250	$1.50	15d	1	0.84mi
5535 Delmar Blvd St. Louis, MO	1.0–2.0	1.0–2.0	911	$1,970	$2.16	2d	14	0.87mi
6186 Waterman Blvd Saint Louis, MO	3.0	1.5	1100	$3,000	$2.73	3d	1	0.87mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$1,756	$2.31	2d	1	0.89mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	850	$1,845	$2.17	15d	21	0.92mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	915	$1,885	$2.06	2d	21	0.92mi
445 Clara Ave Saint Louis, MO	2.0	2.5	1188	$2,750	$2.31	44d	1	0.95mi
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	24d	1	1.06mi
5527 Waterman Blvd St. Louis, MO	2.0	1.5	1389	$1,495	$1.08	16d	1	1.14mi
6827 Melrose Ave Saint Louis, MO	2.0	1.0	1200	$1,300	$1.08	8d	1	1.16mi
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,767	$4.12	8d	1	1.20mi
321 Belt Ave St. Louis, MO	3.0	2.0	1549	$2,300	$1.48	4d	1	1.21mi
5510 Pershing Ave Saint Louis, MO	3.0	1.0–2.0	827	$2,590	$3.13	2d	20	1.24mi
7002 Tulane Ave Unit 2FL Saint Louis, MO	2.0	2.0	1700	$1,995	$1.17	20d	1	1.26mi
5345 Wells Ave Unit 2ND St. Louis, MO	3.0	1.0	1127	$1,095	$0.97	24d	1	1.26mi
5394 Pershing Ave Saint Louis, MO	3.0	2.0	1500	$2,595	$1.73	44d	1	1.27mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	44d	1	1.30mi
7055 Dartmouth Ave Unit 2 University City, MO	2.0	1.0	1320	$2,100	$1.59	44d	1	1.36mi
7055 Dartmouth Ave Unit 1 University City, MO	2.0	1.0	1320	$2,100	$1.59	44d	1	1.36mi
7104 Tulane Ave Saint Louis, MO	2.0	1.0	1400	$1,745	$1.25	44d	1	1.40mi

Listing history 5 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   price $109,000
3. 2026-04-16
   listed $119,000 Active
4. 1997-06-09
   soldstatus
5. 1990-03-23
   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: $526 · $44/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$531/yr (+$44/mo · 101.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% 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: $22,212
• − Mortgage interest: −$6,106
• − Property taxes: −$526
• − Insurance: −$545
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$3,171
• Taxable income: $8,310
• Est. tax owed @ 24.0%: −$1,994
• After-tax cash flow: $7,622/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

-8.4% since first listed

5 events — show timeline

• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-04-30 Price Changed $109,000 MARIS as Distributed by MLS Grid
• 2026-04-16 Listed $119,000 MARIS as Distributed by MLS Grid
• 1997-06-09 Sold (Public Records) — Public Records
• 1990-03-23 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2024): $526 · +4.9% YoY. Source: county tax records.