5645 Terry Ave · St. Louis, MO 63120

$90,000

4 bd · 1.0 ba · 1,153 sqft · SingleFamily public records · 34 Days on market

Built 1926 4,051 sqft lot $78/sqft · 81% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Great opportunity in St. Louis! This 4-bedroom, 1-bath one-story home offers strong rental potential or a great starter home option. Features include a spacious lot, practical layout, off-street parking, Come in and make this house your home with your touch. Convenient location close to public transportation, shopping, and restaurants. Tenant Occupied on Month to Month Lease

Key facts

• Practical layout
• Spacious lot
• Convenient location

Tags

• SPACIOUS LOT
• PRACTICAL LAYOUT
• OFF-STREET PARKING
• CONVENIENT LOCATION

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence (residential); Brick construction
• Construction: Brick exterior; Basement: poured concrete (9+ ft)
• Exterior features: Back yard

Interior

• Bedrooms: Four bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One and one-half story layout; Basement with 9'+ poured concrete construction

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: Laclede Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 264 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: 20 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 45% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $485 appreciation (0.5% 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 (0.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $90k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $87,300 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. 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: 1.46% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.14%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (median comp): $49,622
• List price: $90,000
• Delta: 81.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5250 Highland Ave	0.68mi	4/3.0	1,129 (-2%)	2mo	$102,000	$90	55
2917 Abner Pl	0.50mi	3/1.0 (-1)	1,104 (-4%)	13mo	$25,000	$23	54
5359 Maffitt Ave	0.48mi	3/1.0 (-1)	1,091 (-5%)	14mo	$25,000	$23	52
5949 Wabada Ave	0.52mi	3/1.0 (-1)	1,225 (+6%)	16mo	$90,000	$73	48
5220 Highland Ave	0.73mi	5/2.0 (+1)	1,200 (+4%)	10mo	$39,900	$33	41
5232 Highland Ave	0.71mi	3/1.5 (-1)	1,030 (-11%)	6mo	$65,000	$63	37
1965 Arlington Ave	0.47mi	3/1.0 (-1)	980 (-15%)	18mo	$39,000	$40	33

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

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.27×
• Total profit: $31,918
• Equity at exit: $28,587

10-year hold

• IRR: 28.6%
• Equity multiple: 4.32×
• Total profit: $83,688
• Equity at exit: $36,388

Cash invested: $25,200 (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 63120

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$472
• Tax from tax record: −$21 /mo · $253/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $507

Break-even live

Break-even rent $672

Max offer price $90,000

Occupancy floor 56%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1965 Arlington Ave Saint Louis, MO	3.0	1.0	980	$1,300	$1.33	4d	1	0.44mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	43d	1	0.65mi
5818 Ferris Ave Saint Louis, MO	3.0	1.0	1014	$1,500	$1.48	43d	1	0.71mi
5824 Ferris Ave Saint Louis, MO	4.0	2.0	1008	$1,500	$1.49	43d	1	0.72mi
5345 Wells Ave Unit 2ND St. Louis, MO	3.0	1.0	1127	$1,095	$0.97	23d	1	0.80mi
1131 Hodiamont Ave Unit 1135-2D St. Louis, MO	3.0	1.0	840	$1,225	$1.46	43d	1	1.42mi
4737 Plover Ave Saint Louis, MO	4.0	1.5	1200	$1,400	$1.17	43d	1	1.43mi
1232 N Euclid Ave Saint Louis, MO	3.0	1.5	982	$1,395	$1.42	43d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   status $90,000 Pending 34 DOM
2. 2026-06-17
   days on market $90,000 Active 34 DOM
3. 2026-06-16
   days on market $90,000 Active 33 DOM
4. 2026-06-15
   days on market $90,000 Active 32 DOM
5. 2026-06-13
   days on market $90,000 Active 30 DOM
6. 2026-06-09
   days on market $90,000 Active 26 DOM
7. 2026-06-08
   days on market $90,000 Active 25 DOM
8. 2026-06-07
   days on market $90,000 Active 24 DOM
9. 2026-06-05
   days on market $90,000 Active 21 DOM
10. 2026-06-03
    days on market $90,000 Active 20 DOM
11. 2026-06-02
    days on market $90,000 Active 19 DOM
12. 2026-06-01
    days on market $90,000 Active 18 DOM
13. 2026-05-31
    days on market $90,000 Active 17 DOM
14. 2026-05-14
    listed $90,000 Active 344-char remark
15. 2007-02-27
    soldstatus $12,000
16. 1997-11-17
    soldstatus
17. 1993-07-08
    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: $253 · $21/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$620/yr (+$52/mo · 244.8%)

ⓘ 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 · 20 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: $15,758
• − Mortgage interest: −$5,041
• − Property taxes: −$253
• − Insurance: −$450
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,618
• Taxable income: $4,874
• Est. tax owed @ 24.0%: −$1,170
• After-tax cash flow: $4,912/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): 6,790
• Household income: $35,176
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 555.0

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% Two or more races 7% White 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 0.54%
• Current HPI: 141.8177
• Rent YoY: —
• 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

+650.0% since first listed

5 events — show timeline

• 2026-06-18 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $90,000 MARIS as Distributed by MLS Grid
• 2007-02-27 Sold (Public Records) $12,000 Public Records
• 1997-11-17 Sold (Public Records) — Public Records
• 1993-07-08 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2024): $253 · +4.6% YoY. Source: county tax records.