3726 Osceola St · St. Louis, MO 63116

$64,900

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 114 Days on market

Built 1896 7,501 sqft lot ↓ 13% 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
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3 bed, 1 bath home on a corner lot in a great location. This home has a fenced backyard and some custom landscaping and water features. The main floor has a large bedroom, living room, kitchen, full bathroom and mud room. The upstairs has 2 dormer style bedrooms with closets. Large walk-up & out basement with laundry area and separate storage room. Home needs some updates. If your offer is accepted, you agree to an offer submission technology fee of $212.00. The fee will be collected & disbursed by the settlement agent at closing. An AGENT MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

Key facts

• Custom landscaping
• Water features
• Fenced backyard

Tags

• CORNER LOT
• FENCED BACKYARD
• CUSTOM LANDSCAPING
• WATER FEATURES
• LARGE WALK-UP BASEMENT
• SEPARATE STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: Woodward Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 239 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 261 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $449 of loan paydown is wiped out by about $2k 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 + 2.6% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1896 — 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 $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1896 — 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. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.94%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $166,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4410 S Spring Ave	0.14mi	3/1.0	1,101 (-5%)	0mo	$169,900	$154	86
4471 S Spring Ave	0.21mi	3/2.0	1,152 (-0%)	1mo	$135,000	$117	85
3628 Neosho St	0.26mi	3/2.0	1,158 (+0%)	1mo	$189,900	$164	82
4659 Tennessee Ave	0.36mi	2/1.0 (-1)	1,215 (+5%)	1mo	$109,000	$90	69
3855 Bingham Ave	0.21mi	2/1.5 (-1)	1,050 (-9%)	1mo	$159,900	$152	67
3940 Randall St	0.54mi	3/1.0	1,008 (-13%)	1mo	$165,000	$164	53
5007 Alabama Ave	0.71mi	2/1.0 (-1)	1,096 (-5%)	1mo	$157,500	$144	53
3724 Bamberger Ave	0.65mi	3/2.0	1,069 (-8%)	1mo	$110,000	$103	52
3718 S Spring Ave	0.69mi	3/2.0	1,071 (-7%)	1mo	$110,000	$103	51
3139 Mount Pleasant St	0.65mi	3/2.0	1,270 (+10%)	1mo	$175,000	$138	49
5015 Gerritt Ave	0.58mi	2/1.0 (-1)	1,293 (+12%)	1mo	$165,000	$128	48
4533 Ray Ave	0.60mi	3/1.5	1,000 (-14%)	1mo	$229,900	$230	47

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.04×
• Total profit: $18,904
• Equity at exit: $9,677

10-year hold

• IRR: 32.8%
• Equity multiple: 3.93×
• Total profit: $53,162
• Equity at exit: $5,611

Cash invested: $18,172 (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 63116

• Rents YoY: 2.6%
• Active inventory: 261
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$340
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $469

Break-even live

Break-even rent $570

Max offer price $64,900

Occupancy floor 55%

Sensitivity live

Price	-10% $505	-5% $487	+0% $469	+5% $450	+10% $432
Rent	-10% $377	-5% $423	+0% $469	+5% $515	+10% $560
Rate	-1.0pp $501	-0.5pp $485	base $469	+0.5pp $452	+1.0pp $435

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 S 38th St Saint Louis, MO	3.0	1.0	1000	$1,000	$1.00	25d	1	0.14mi
4451 Grace Ave Saint Louis, MO	2.0	1.0	700	$750	$1.07	19d	1	0.14mi
3702 Meramec St Unit 1e St. Louis, MO	2.0	1.0	725	$950	$1.31	9d	1	0.18mi
3702 Meramec St Unit 1e St. Louis, MO	2.0	1.0	725	$950	$1.31	0d	1	0.18mi
4416 S Grand Blvd Saint Louis, MO	3.0	1.0	963	$1,550	$1.61	25d	1	0.21mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	6d	1	0.23mi
3635 Marceline Ter Unit 2ND St. Louis, MO	3.0	1.0	1250	$1,275	$1.02	45d	1	0.28mi
4053 Giles Ave Unit A St. Louis, MO	2.0	1.0	1082	$995	$0.92	12d	1	0.28mi
4005 S Grand Blvd Saint Louis, MO	4.0	1.0	1323	$1,150	$0.87	18d	1	0.38mi
4637 Louisiana Ave Saint Louis, MO	2.0	1.0	1104	$1,175	$1.06	14d	1	0.38mi
3647 Delor St Unit 3647-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	45d	1	0.42mi
3707a Delor St Unit 3707-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	45d	1	0.42mi
3723 Delor St Unit 3723-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	45d	1	0.43mi
3719 Delor St Unit 3719-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	45d	1	0.43mi
3761 Delor St St. Louis, MO	2.0	1.5	900	$1,285	$1.43	3d	2	0.43mi
3711 Delor St Unit 3711-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	25d	1	0.43mi
3765 Delor St Unit 37651-F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	25d	1	0.43mi
3709 Delor St Unit 3709-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	45d	1	0.43mi
3661 Delor St Unit 3661-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	45d	1	0.43mi
3661 Delor St Unit 3661-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	45d	1	0.43mi
3737 Delor St Unit 3737-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	25d	1	0.44mi
3729 Delor St Unit 37292-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	25d	1	0.44mi
3737 Delor St Unit 3737-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	45d	1	0.44mi
3717 Delor St Unit 37172-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	25d	1	0.45mi
3514 Alberta St Unit 1W St. Louis, MO	2.0	1.0	800	$800	$1.00	45d	1	0.46mi
3705 Delor St Unit 3705-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	45d	1	0.46mi
3659 Delor St Unit 3659-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	45d	1	0.46mi
3860 Bamberger Ave Unit 1N St. Louis, MO	2.0	1.0	850	$799	$0.94	12d	1	0.49mi
3860 Bamberger Ave Unit 3N St. Louis, MO	2.0	1.0	700	$799	$1.14	19d	1	0.49mi
4716 Louisiana Ave Unit 2F St. Louis, MO	2.0	1.0	1200	$995	$0.83	45d	1	0.50mi
4617 Virginia Ave St. Louis, MO	2.0	1.0	700	$825	$1.18	25d	1	0.56mi
5033 Ulena Ave Saint Louis, MO	2.0	1.0	960	$1,575	$1.64	45d	1	0.57mi
3428 Dunnica Ave Saint Louis, MO	2.0	1.0	1050	$995	$0.95	45d	1	0.61mi
5028 Louisiana Ave Saint Louis, MO	2.0	1.0	1200	$1,100	$0.92	45d	1	0.62mi
4127 Minnesota Ave Unit 2F St. Louis, MO	3.0	1.0	1155	$1,200	$1.04	45d	1	0.62mi
4127 Minnesota Ave Unit 1F St. Louis, MO	3.0	1.0	1155	$1,200	$1.04	45d	1	0.62mi
5217 S Grand Blvd Saint Louis, MO	2.0	1.0	870	$1,125	$1.29	16d	1	0.64mi
3324 Liberty St Saint Louis, MO	2.0	1.0	1100	$950	$0.86	18d	1	0.65mi
4130 Minnesota Ave Saint Louis, MO	2.0	1.0	1234	$975	$0.79	16d	1	0.65mi
4126 Minnesota Ave Unit 2f St. Louis, MO	2.0	1.0	1150	$1,028	$0.89	25d	1	0.65mi

Listing history 10 events

1. 2026-06-08
   statusdays on market $64,900 Pending 114 DOM
2. 2026-06-05
   days on market $64,900 Active 113 DOM
3. 2026-06-03
   days on market $64,900 Active 112 DOM
4. 2026-06-02
   days on market $64,900 Active 111 DOM
5. 2026-06-01
   days on market $64,900 Active 110 DOM
6. 2026-05-31
   days on market $64,900 Active 109 DOM
7. 2026-04-24
   status Pending
8. 2026-03-28
   price $64,900
9. 2026-01-09
   listed $74,900 Active
10. 2026-01-09
    historical $74,900

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $991 · $83/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 21 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: $13,953
• − Mortgage interest: −$3,635
• − Property taxes: −$991
• − Insurance: −$324
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$1,888
• Taxable income: $4,881
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $4,452/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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 0.63)
• Race & ethnicity: White 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

-13.4% since first listed

4 events — show timeline

• 2026-04-24 Pending — MARIS as Distributed by MLS Grid
• 2026-03-28 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2026-01-09 Listed $74,900 MARIS as Distributed by MLS Grid
• 2026-01-09 Coming Soon $74,900 MARIS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2024): $991 · +5.0% YoY. Source: county tax records.