4323 Bingham Ave · St. Louis, MO 63116

$79,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 5 Days on market

Built 1929 4,913 sqft lot $67/sqft · 51% below area ↓ 5% since listing

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Great investment opportunity on this charming 2-story home full of character and potential! This 2-bedroom, 1-bath property features a spacious living room with beautiful stained-glass window overlooking stairs and classic arched doorways that add timeless charm. The main level also includes a dining room and kitchen with plenty of opportunity for redesign and customization. Upstairs offers two bedrooms and a full bath, while the unfinished lower level provides additional storage or future possibilities. Outside, enjoy a fenced backyard with potential for off-street parking. With the right vision and updates, this property could be transformed into a great rental, flip, or owner-occupied h

Key facts

• Stained-glass window
• Arched doorways
• Fenced backyard

Tags

• STAINED-GLASS WINDOW
• ARCHED DOORWAYS
• FENCED BACKYARD
• UNFINISHED LOWER LEVEL

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer (sewer connected); Electric service by Ameren
• Home design: Single family residence; Residential property; Two-story
• Construction: Vinyl siding
• Exterior features: Back yard; Adjoins common ground

Interior

• Bedrooms: 2 bedrooms (both on upper level)
• Bathrooms: 1 full bathroom (upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full, unfinished basement; Two levels

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $80k).
• Cap rate 8.7% 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.
• Zoned schools: Oak Hill Elem. (math 12% / reading 12%, grade F, #1,016 of 1,115 statewide, top 92%, 238 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 255 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $552 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $80k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $79,900

Questions for the listing agent

1. Built in 1929 — 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: 1.19% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

• ARV (median comp): $163,930
• List price: $79,900
• Delta: -51.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4323 Bingham Ave	0.00mi	2/1.0	1,200 (0%)	0mo	$79,900	$67	100
4333 Ellenwood Ave	0.25mi	2/1.0	1,172 (-2%)	1mo	$165,000	$141	84
4410 Wallace St	0.52mi	2/1.0	1,192 (-1%)	1mo	$215,000	$180	74
4448 Itaska St	0.49mi	3/2.0 (+1)	1,200 (0%)	1mo	$195,000	$163	67
4359 Tholozan Ave	0.27mi	3/1.0 (+1)	1,313 (+9%)	2mo	$225,000	$171	65
4467 Wilcox Ave	0.65mi	2/1.0	1,172 (-2%)	2mo	$109,900	$94	64
4125 Miami St	0.49mi	2/1.0	1,312 (+9%)	0mo	$250,000	$191	61
4435 Miami St	0.36mi	2/1.0	1,354 (+13%)	2mo	$199,900	$148	61
4253 Neosho St	0.32mi	2/1.0	1,020 (-15%)	1mo	$70,000	$69	59
4417 Wallace St	0.51mi	3/1.5 (+1)	1,129 (-6%)	1mo	$183,000	$162	58
4981 Pernod Ave	0.68mi	2/1.0	1,116 (-7%)	2mo	$245,000	$220	55
4267 Miami St	0.35mi	2/2.0	1,368 (+14%)	2mo	$149,900	$110	55

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-2,958
• Equity at exit: $11,913

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $9,380
• Equity at exit: $6,908

Cash invested: $22,372 (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: 255
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $949 high
• Mortgage (P&I): −$419
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $162

Break-even live

Break-even rent $744

Max offer price $79,900

Occupancy floor 78%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3737 Morgan Ford Rd Apt F St. Louis, MO	2.0	1.0	800	$895	$1.12	19d	1	0.08mi
3741 Morgan Ford Rd St. Louis, MO	2.0	1.0	800	$895	$1.12	23d	1	0.08mi
3729 Morgan Ford Rd Apt G St. Louis, MO	2.0	1.0	800	$895	$1.12	23d	1	0.09mi
3729 Morgan Ford Rd St. Louis, MO	2.0	1.0	800	$895	$1.12	19d	1	0.09mi
4341 Morgan Ford Rd Unit F St. Louis, MO	1.0	1.0	750	$749	$1.00	4d	1	0.10mi
4341 Morganford Rd Saint Louis, MO	1.0	1.0	750	$799	$1.07	43d	1	0.10mi
4192 Meramec St Unit 101 St. Louis, MO	1.0	1.0	700	$850	$1.21	20d	1	0.20mi
4192 Meramec St Unit 105 St. Louis, MO	1.0	1.0	700	$815	$1.16	43d	1	0.20mi
3614 Morgan Ford Rd Unit 2F St. Louis, MO	1.0	1.0	1075	$985	$0.92	20d	1	0.22mi
4274 Ellenwood Ave Unit 1E St. Louis, MO	2.0	1.0	800	$995	$1.24	43d	1	0.31mi
4114 Osceola St Unit A St. Louis, MO	1.0	1.0	775	$750	$0.97	43d	1	0.31mi
4403 Gravois Ave St. Louis, MO	1.0	1.0	800	$775	$0.97	14d	1	0.32mi
4428 Ellenwood Ave Saint Louis, MO	2.0	1.0	900	$1,225	$1.36	43d	1	0.34mi
4205 Ellenwood Ave Unit 102 St. Louis, MO	1.0	1.0	750	$899	$1.20	43d	1	0.37mi
4448 Oleatha Ave St. Louis, MO	1.0	1.0	720	$950	$1.32	20d	1	0.37mi
4205 Ellenwood Ave Unit 202 St. Louis, MO	1.0	1.0	750	$899	$1.20	23d	1	0.38mi
4215 Neosho St Unit 101 St. Louis, MO	2.0	1.0	750	$825	$1.10	43d	1	0.40mi
4215 Gannett St Unit 1F St. Louis, MO	2.0	1.0	1148	$1,025	$0.89	10d	1	0.44mi
4304 Fairview Ave Unit B St. Louis, MO	1.0	1.0	800	$799	$1.00	21d	1	0.45mi
4304 Fairview Ave Unit G St. Louis, MO	1.0	1.0	800	$699	$0.87	23d	1	0.45mi
4915 Lindenwood Ave Unit 4915 St. Louis, MO	1.0	1.0	880	$795	$0.90	4d	1	0.49mi
4909 Winona Ave Unit 2w St. Louis, MO	1.0	1.0	700	$800	$1.14	43d	1	0.51mi
4729 Morgan Ford Rd Unit 7 St. Louis, MO	1.0	1.0	800	$799	$1.00	12d	1	0.53mi
4135 Potomac St Unit 4135 St. Louis, MO	1.0	1.0	752	$895	$1.19	43d	1	0.54mi
4733 Morgan Ford Rd Unit 3 St. Louis, MO	1.0	1.0	800	$799	$1.00	23d	1	0.54mi
3955 Winnebago St Saint Louis, MO	2.0	1.0	1125	$1,395	$1.24	23d	1	0.57mi
4955 Lindenwood Ave Saint Louis, MO	1.0	1.0	800	$995	$1.24	23d	1	0.58mi
4955 Lindenwood Ave Apt 1E St. Louis, MO	1.0	1.0	800	$995	$1.24	43d	1	0.58mi
4004 Keokuk St Unit 1F St. Louis, MO	1.0	1.0	800	$750	$0.94	17d	1	0.58mi
4413 Delor St Unit 2F St. Louis, MO	2.0	1.0	1010	$1,125	$1.11	23d	1	0.59mi
4945 Winona Ave Unit 4945A St. Louis, MO	2.0	1.0	1150	$1,200	$1.04	23d	1	0.59mi
4500 S Kingshighway Blvd Unit 13 St. Louis, MO	1.0	1.0	850	$1,395	$1.64	17d	1	0.61mi
4500 S Kings Highway Blvd Unit 11 1011 St. Louis, MO	1.0	1.0	825	$1,350	$1.64	17d	1	0.61mi
4980 Tholozan Ave Unit 4980A St. Louis, MO	2.0	1.0	1100	$1,395	$1.27	21d	1	0.61mi
4934 Potomac St Unit 4934A (1W) 616 St. Louis, MO	1.0	1.0	900	$1,095	$1.22	17d	1	0.63mi
5000 Lindenwood Ave Unit 5000 Lindenwood 1FL St. Louis, MO	1.0	1.0	750	$850	$1.13	23d	1	0.64mi
5000 Lindenwood Ave Unit 5002 Lindenwood 1FL St. Louis, MO	1.0	1.0	750	$850	$1.13	7d	1	0.64mi
3706 Hereford St Unit 1s St. Louis, MO	1.0	1.0	750	$795	$1.06	4d	1	0.65mi
4950 Sutherland Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$1,295	$1.23	10d	1	0.67mi
3923 Keokuk St Saint Louis, MO	1.0	1.0	800	$750	$0.94	43d	1	0.67mi

Listing history 5 events

1. 2026-05-14
   listed $79,900 Active 753-char remark
2. 2001-04-17
   soldstatus $49,900
3. 2001-04-17
   soldstatus
4. 1996-08-05
   soldstatus $84,056
5. 1994-02-04
   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: $1,629 · $136/mo
• Projected year-2 tax: $1,629 · $136/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: $11,393
• − Mortgage interest: −$4,476
• − Property taxes: −$1,629
• − Insurance: −$400
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$2,324
• Taxable income: $741
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $1,765/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

-4.9% since first listed

7 events — show timeline

• 2026-06-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $79,900 MARIS as Distributed by MLS Grid
• 2001-04-17 Sold (Public Records) — Public Records
• 2001-04-17 Sold (Public Records) $49,900 Public Records
• 1996-08-05 Sold (Public Records) $84,056 Public Records
• 1994-02-04 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2024): $1,629 · +5.1% YoY. Source: county tax records.