4482 San Francisco Ave · St. Louis, MO 63115

$4,900

2 bd · 1.5 ba · 1,018 sqft · SingleFamily public records · 102 Days on market

Built 1900 9,700 sqft lot $5/sqft · 86% below area ↓ 50% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Opportunity awaits with this 2-story home in a great neighborhood. Home needs some updates. "All offers must be submitted by the buyer's agent at PropOffers.com, Buyer's agent is to pay a $200. + tax Offer management fee at closing of any accepted offer. CASH OFFERS ONLY! EMD is 10% EMD for all cash offers. No blind offers and No assignable contracts."

Key facts

• 9,700 sq ft lot
• Built 1900
• Listed 102 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $5k).
• Recommended offer: $4k (9.0% below list) — sets the bar for market timing.
• Cap rate 192.5% 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 D — 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.
• Market conditions: 97 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 39% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $34 of loan paydown is wiped out by about $147 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 + 3.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($4k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (51%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $4,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 20.52% ✓
• Cap rate: 192.49%
• Cash-on-cash: 664.99%
• DSCR: 30.59
• GRM: 0.4

CMA / ARV

• ARV (median comp): $35,927
• List price: $4,900
• Delta: -86.36%
• 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
4729 Margaretta Ave	0.40mi	2/1.0	982 (-4%)	2mo	$9,900	$10	72
4610 Penrose St	0.37mi	3/1.5 (+1)	1,053 (+3%)	3mo	$80,000	$76	69
4416 San Francisco Ave	0.13mi	2/1.5	1,167 (+15%)	6mo	$29,900	$26	65
4275 E Ashland Ave	0.50mi	2/1.0	938 (-8%)	2mo	$99,900	$107	60
4607 Lee Ave	0.33mi	3/1.5 (+1)	912 (-10%)	4mo	$25,000	$27	59
4848 Calvin Ave	0.72mi	2/1.0	1,004 (-1%)	4mo	$65,000	$65	59
4556 Carter Ave	0.55mi	2/1.0	936 (-8%)	3mo	$67,500	$72	56
4547 Bessie Ave	0.45mi	2/1.0	906 (-11%)	4mo	$39,500	$44	56
4853 Lee Ave	0.60mi	2/1.0	1,092 (+7%)	3mo	$29,900	$27	56
4250 E Kossuth Ave	0.48mi	3/1.0 (+1)	1,100 (+8%)	4mo	$70,000	$64	54
4627 Korte Ave	0.63mi	3/1.0 (+1)	1,072 (+5%)	2mo	$18,100	$17	53
4843 Lee Ave	0.58mi	3/1.0 (+1)	1,170 (+15%)	2mo	$71,500	$61	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 35.73×
• Total profit: $47,646
• Equity at exit: $731

10-year hold

• IRR: —
• Equity multiple: 76.73×
• Total profit: $103,905
• Equity at exit: $424

Cash invested: $1,372 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $1,005 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $74/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $760

Break-even live

Break-even rent $43

Max offer price $4,900

Occupancy floor 19%

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: $1,225
• Closing costs: $147
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	44d	1	0.28mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	16d	1	0.30mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	44d	1	0.41mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	44d	1	0.45mi
4223 Red Bud Ave Unit 1F St. Louis, MO	2.0	1.0	1167	$895	$0.77	44d	1	0.58mi
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	44d	1	0.64mi
4426 Holly Ave Unit B St. Louis, MO	2.0	1.0	1000	$1,100	$1.10	14d	1	0.65mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	2d	1	0.73mi
4460 Bircher Blvd Saint Louis, MO	1.0	1.0	1100	$725	$0.66	10d	1	0.78mi
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$800	$0.85	4d	1	0.97mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	44d	1	1.04mi
3819 Kossuth Ave Saint Louis, MO	1.0	1.5	816	$725	$0.89	23d	1	1.09mi
1708 Annie Malone Dr Saint Louis, MO	3.0	1.5	924	$1,500	$1.62	44d	1	1.14mi
4908 W Florissant Ave Apt A St. Louis, MO	1.0	1.0	750	$695	$0.93	44d	1	1.22mi
3644 Natural Bridge Ave Apt 303 St. Louis, MO	1.0	1.0	710	$825	$1.16	44d	1	1.28mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	23d	1	1.44mi
1232 N Euclid Ave Saint Louis, MO	3.0	1.5	982	$1,395	$1.42	44d	1	1.48mi
2046 Obear Ave Unit A St. Louis, MO	3.0	1.5	1456	$1,070	$0.73	44d	1	1.49mi
5338 Claxton Ave Unit 33 St. Louis, MO	3.0	2.0	1196	$1,550	$1.30	44d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $4,900 Active 102 DOM
2. 2026-06-17
   days on market $4,900 Active 101 DOM
3. 2026-06-16
   days on market $4,900 Active 100 DOM
4. 2026-06-15
   days on market $4,900 Active 99 DOM
5. 2026-06-13
   days on market $4,900 Active 97 DOM
6. 2026-06-09
   days on market $4,900 Active 93 DOM
7. 2026-06-08
   days on market $4,900 Active 92 DOM
8. 2026-06-08
   days on market $4,900 Active 91 DOM
9. 2026-06-05
   pricedays on market $4,900 Active 88 DOM
10. 2026-06-03
    days on market $9,900 Active 87 DOM
11. 2026-06-02
    days on market $9,900 Active 86 DOM
12. 2026-06-01
    days on market $9,900 Active 85 DOM
13. 2026-05-31
    days on market $9,900 Active 84 DOM
14. 2026-05-08
    status Active 367-char remark

    Show marketing remark (367 chars)

    Opportunity awaits with this 2-story home in a great neighborhood. Home needs some updates. "All offers must be submitted by the buyer's agent at PropOffers.com, Buyer's agent is to pay a $200. + tax Offer management fee at closing of any accepted offer. CASH OFFERS ONLY! EMD is 10% EMD for all cash offers. No blind offers and No assignable contracts."

15. 2026-05-01
    status Active 367-char remark

    Show marketing remark (367 chars)

    Opportunity awaits with this 2-story home in a great neighborhood. Home needs some updates. "All offers must be submitted by the buyer's agent at PropOffers.com, Buyer's agent is to pay a $200. + tax Offer management fee at closing of any accepted offer. CASH OFFERS ONLY! EMD is 10% EMD for all cash offers. No blind offers and No assignable contracts."

16. 2026-04-03
    status Pending 367-char remark

    Show marketing remark (367 chars)

    Opportunity awaits with this 2-story home in a great neighborhood. Home needs some updates. "All offers must be submitted by the buyer's agent at PropOffers.com, Buyer's agent is to pay a $200. + tax Offer management fee at closing of any accepted offer. CASH OFFERS ONLY! EMD is 10% EMD for all cash offers. No blind offers and No assignable contracts."

17. 2026-02-06
    listed $9,900 Active 367-char remark

    Show marketing remark (367 chars)

    Opportunity awaits with this 2-story home in a great neighborhood. Home needs some updates. "All offers must be submitted by the buyer's agent at PropOffers.com, Buyer's agent is to pay a $200. + tax Offer management fee at closing of any accepted offer. CASH OFFERS ONLY! EMD is 10% EMD for all cash offers. No blind offers and No assignable contracts."

18. 2026-02-06
    historical $9,900 367-char remark

    Show marketing remark (367 chars)

    Opportunity awaits with this 2-story home in a great neighborhood. Home needs some updates. "All offers must be submitted by the buyer's agent at PropOffers.com, Buyer's agent is to pay a $200. + tax Offer management fee at closing of any accepted offer. CASH OFFERS ONLY! EMD is 10% EMD for all cash offers. No blind offers and No assignable contracts."

19. 2007-02-08
    soldstatus
20. 2001-04-04
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,063
• − Mortgage interest: −$274
• − Property taxes: −$74
• − Insurance: −$24
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$143
• Taxable income: $9,618
• Est. tax owed @ 24.0%: −$2,308
• After-tax cash flow: $6,815/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• 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

-50.5% since first listed

7 events — show timeline

• 2026-05-08 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-01 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-03 Pending — MARIS as Distributed by MLS Grid
• 2026-02-06 Listed $9,900 MARIS as Distributed by MLS Grid
• 2026-02-06 Coming Soon $9,900 MARIS as Distributed by MLS Grid
• 2007-02-08 Sold (Public Records) — Public Records
• 2001-04-04 Sold (Public Records) $20,000 Public Records

Property tax history

-3.5%/yr

Latest (2024): $276 · +4.6% YoY. Source: county tax records.