900 N Elm Ave · Webster Groves, MO 63119

$185,000

1 bd · 1.0 ba · 828 sqft · SingleFamily public records · 83 Days on market

Built 1925 3,824 sqft lot $223/sqft · at area comps Est $182k · at est.

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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 +18.6/30.0
• ARV discount +6.8/15.0
• DSCR +5.9/10.0
• Schools +5.5/10.0
• Rent growth +4.5/5.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom home in the heart of Webster Groves, one of St. Louis’ most desirable communities. Located near top-rated schools and just minutes from popular restaurants, shopping, and local amenities. This property offers excellent potential with only minimal updates needed, presenting a great opportunity for investors or buyers looking to add value in a sought-after neighborhood. Selling property as-is.

Key facts

• Local amenities
• Popular restaurants
• Top-rated schools

Tags

• TOP-RATED SCHOOLS
• POPULAR RESTAURANTS
• LOCAL AMENITIES
• SOUGHT-AFTER NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/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 $168k (9.0% below list).
• Recommended offer: $168k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.9% in Webster Groves — 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 77/100 on livability (#37 in MO, #3,184 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: cost of living C-, amenities F, commute F.
• Webster Groves (suburban): math 56% / reading 67% proficiency, ranked #7 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+8.2%/yr); 155 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $185k implies a 208% 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 $168,442 (9.0% below list)

Questions for the listing agent

1. It's been on market 83 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 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $182,335
• List price: $185,000
• Delta: 1.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Eldridge Ave	0.28mi	2/1.0 (+1)	864 (+4%)	5mo	$250,000	$289	71
121 Eldridge Ave	0.20mi	2/1.0 (+1)	882 (+6%)	20mo	$100,000	$113	58
120 Madison Ave	0.28mi	2/1.5 (+1)	875 (+6%)	16mo	$219,900	$251	57
29 E Allison Ave	0.17mi	2/1.0 (+1)	720 (-13%)	12mo	$179,900	$250	56
1048 Charleville Ave	0.61mi	2/1.0 (+1)	832 (+0%)	13mo	$199,000	$239	54
623 Holland Ave	0.15mi	2/1.0 (+1)	736 (-11%)	18mo	$199,900	$272	54
2827 Dunkirk Dr	0.39mi	2/1.0 (+1)	918 (+11%)	14mo	$279,900	$305	47
9324 Crawford Ave	0.63mi	2/1.0 (+1)	870 (+5%)	13mo	$249,000	$286	46
2807 Dunkirk Dr	0.44mi	2/1.0 (+1)	918 (+11%)	20mo	$250,000	$272	40
601 N Rock Hill Rd	0.52mi	2/1.0 (+1)	911 (+10%)	21mo	$265,000	$291	37
9009 Madge Ave	0.67mi	2/1.0 (+1)	875 (+6%)	23mo	$199,900	$228	35
8828 Madge Ave	0.67mi	2/1.0 (+1)	940 (+14%)	7mo	$285,000	$303	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.81×
• Total profit: $-9,688
• Equity at exit: $27,584

10-year hold

• IRR: 9.6%
• Equity multiple: 1.90×
• Total profit: $46,598
• Equity at exit: $15,995

Cash invested: $51,800 (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 63119

• Rents YoY: 8.2%
• Active inventory: 155
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$970
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $180

Break-even live

Break-even rent $1,457

Max offer price $185,000

Occupancy floor 84%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 Eldridge Ave Saint Louis, MO	2.0	1.0	1015	$2,000	$1.97	1d	1	0.40mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,018	$1.31	2d	12	0.46mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	1d	1	0.48mi
425 Bismark Ave Saint Louis, MO	2.0	1.5	853	$2,095	$2.46	43d	1	0.61mi
1034 N Rock Hill Rd Saint Louis, MO	2.0	1.0	696	$1,650	$2.37	43d	1	0.64mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	7d	1	0.66mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,102	$1.41	1d	4	0.80mi
9724 Greenwood Ter Saint Louis, MO	2.0	1.0	907	$1,525	$1.68	20d	1	0.85mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	7d	1	0.93mi
226 E Lockwood Ave Saint Louis, MO	1.0	1.0	672	$2,570	$3.82	1d	5	0.94mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	43d	1	1.07mi
31 Sunnen Dr Maplewood, MO	1.0–2.0	1.0–2.0	956	$1,641	$1.72	1d	17	1.37mi
7848 Big Bend Blvd Unit 6 Webster Groves, MO	1.0	1.0	600	$750	$1.25	4d	1	1.42mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	43d	1	1.45mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	43d	1	1.46mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$1,490	$1.28	1d	19	1.50mi

Listing history 29 events

1. 2026-06-18
   days on market $185,000 Active 83 DOM
2. 2026-06-17
   days on market $185,000 Active 82 DOM
3. 2026-06-16
   days on market $185,000 Active 81 DOM
4. 2026-06-15
   days on market $185,000 Active 80 DOM
5. 2026-06-13
   days on market $185,000 Active 78 DOM
6. 2026-06-13
   days on market $185,000 Active 77 DOM
7. 2026-06-09
   days on market $185,000 Active 74 DOM
8. 2026-06-08
   days on market $185,000 Active 73 DOM
9. 2026-06-07
   days on market $185,000 Active 72 DOM
10. 2026-06-05
    days on market $185,000 Active 69 DOM
11. 2026-06-03
    days on market $185,000 Active 68 DOM
12. 2026-06-02
    days on market $185,000 Active 67 DOM
13. 2026-06-01
    days on market $185,000 Active 66 DOM
14. 2026-05-31
    days on market $185,000 Active 65 DOM
15. 2026-04-17
    price $185,000 419-char remark

    Show marketing remark (419 chars)

    Charming 3-bedroom home in the heart of Webster Groves, one of St. Louis’ most desirable communities. Located near top-rated schools and just minutes from popular restaurants, shopping, and local amenities. This property offers excellent potential with only minimal updates needed, presenting a great opportunity for investors or buyers looking to add value in a sought-after neighborhood. Selling property as-is.

16. 2026-03-27
    listed $200,000 Active 419-char remark

    Show marketing remark (419 chars)

    Charming 3-bedroom home in the heart of Webster Groves, one of St. Louis’ most desirable communities. Located near top-rated schools and just minutes from popular restaurants, shopping, and local amenities. This property offers excellent potential with only minimal updates needed, presenting a great opportunity for investors or buyers looking to add value in a sought-after neighborhood. Selling property as-is.

17. 2026-03-09
    price $200,000
18. 2026-03-05
    listed $500,000 Active
19. 2026-03-05
    historical
20. 2019-11-06
    price $127,500
21. 2019-03-19
    soldstatus $60,000
22. 2019-03-15
    soldstatus Closed
23. 2019-02-22
    status Pending
24. 2019-02-22
    historical Active Under Contract
25. 2019-02-20
    listed $65,000 Active
26. 2011-11-08
    soldstatus $45,000
27. 1988-07-01
    soldstatus $7,000
28. 1988-01-01
    soldstatus
29. 1988-01-01
    soldstatus $3,000

ⓘ 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: $1,246 · $104/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$549/yr (+$46/mo · 44.1%)

ⓘ 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 ≥107°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,213
• − Mortgage interest: −$10,363
• − Property taxes: −$1,246
• − Insurance: −$925
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$5,382
• Taxable loss: −$936
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $2,380/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: Webster Groves
• NCES district ID: 2931530
• Math proficiency: 56% ▼ -3.00%
• Reading proficiency: 67% ▲ 3.00%
• Median HH income: $78,389
• Composite: 54.99/100
• National rank: #1298
• State rank: #7 of 324 in MO

Livability — Webster Groves

• Score: 77/100
• State rank: #37
• US rank: #3184

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webster Groves, MO
• County: Saint Louis County · 888,823 people
• City population: 34,181
• Metro: St. Louis, MO-IL
• Population (ZIP): 34,181
• Household income: $106,183
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 1320.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 9% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -463.48%
• Current HPI: 221.7655
• Rent YoY: ▲ 8.19%
• 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

+6066.7% since first listed

15 events — show timeline

• 2026-04-17 Price Changed $185,000 MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $200,000 MARIS as Distributed by MLS Grid
• 2026-03-09 Price Changed $200,000 MARIS as Distributed by MLS Grid
• 2026-03-05 Listed $500,000 MARIS as Distributed by MLS Grid
• 2026-03-05 Coming Soon — MARIS as Distributed by MLS Grid
• 2019-11-06 Price Changed $127,500 MARIS as Distributed by MLS Grid
• 2019-03-19 Sold (Public Records) $60,000 Public Records
• 2019-03-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-02-22 Pending — MARIS as Distributed by MLS Grid
• 2019-02-22 Contingent — MARIS as Distributed by MLS Grid
• 2019-02-20 Listed $65,000 MARIS as Distributed by MLS Grid
• 2011-11-08 Sold (Public Records) $45,000 Public Records
• 1988-07-01 Sold (Public Records) $7,000 Public Records
• 1988-01-01 Sold (Public Records) $3,000 Public Records
• 1988-01-01 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2022): $1,246 · +0.3% YoY. Source: county tax records.