4556 Elmbank Ave · St. Louis, MO 63115

$89,900

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 36 Days on market

Built 1955 5,536 sqft lot $89/sqft · 168% 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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

This 3-bedroom, 1-bath ranch-style home is ready for your vision. Situated in the Greater Ville area of St. Louis City, this brick home features a main-floor bedroom, a gas stove, and a solid structure with windows only 1.5 years old. Sold as-is, this property is a prime opportunity to add to your portfolio and create value in a sought-after neighborhood. No basement, simple layout, and plenty of potential for updates or rental income

Key facts

• Main-floor bedroom
• Brick home
• Gas stove

Tags

• BRICK HOME
• MAIN-FLOOR BEDROOM
• GAS STOVE
• SOLID STRUCTURE
• WINDOWS ONLY 1.5 YEARS OLD
• SOUGHT-AFTER NEIGHBORHOOD

Property features AI

Finance

• Other: Living area reported as 1,014 (public records); Lot size about 0.1271 acres; Seller may consider concessions; No home warranty

Exterior

• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Single-family residence; One story; Residential property; Brick construction
• Construction: Brick exterior
• Exterior features: Level lot

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced Air heating; Central Air conditioning
• Interior features: Forced Air heating; Central Air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/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 10.6% 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: Hickey Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 273 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: 97 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 43% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1955 — 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: 1.22% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.34%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $33,503
• List price: $89,900
• Delta: 168.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4610 Lexington Ave	0.15mi	3/1.5	945 (-7%)	8mo	$35,000	$37	73
4729 Margaretta Ave	0.50mi	2/1.0 (-1)	982 (-3%)	2mo	$9,900	$10	64
4501 San Francisco Ave	0.37mi	4/1.5 (+1)	1,066 (+5%)	8mo	$150,000	$141	61
4610 Penrose St	0.66mi	3/1.5	1,053 (+4%)	3mo	$80,000	$76	58
4650 Saint Louis Ave	0.24mi	2/1.0 (-1)	902 (-11%)	10mo	$20,000	$22	57
3114 Clarence Ave	0.44mi	3/1.0	925 (-9%)	10mo	$39,900	$43	56
4275 E Ashland Ave	0.59mi	2/1.0 (-1)	938 (-8%)	2mo	$99,900	$107	54
4607 Lee Ave	0.62mi	3/1.5	912 (-10%)	4mo	$25,000	$27	49
4844 Northland Ave	0.54mi	3/1.0	1,128 (+11%)	10mo	$58,500	$52	47
4853 Lee Ave	0.73mi	2/1.0 (-1)	1,092 (+8%)	3mo	$29,900	$27	46
4150 Shreve Ave	0.70mi	2/1.0 (-1)	1,088 (+7%)	11mo	$54,000	$50	41
4547 Bessie Ave	0.75mi	2/1.0 (-1)	906 (-11%)	4mo	$39,500	$44	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: 6.0%
• Equity multiple: 1.23×
• Total profit: $5,899
• Equity at exit: $13,404

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $31,404
• Equity at exit: $7,773

Cash invested: $25,172 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$471
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $322

Break-even live

Break-even rent $687

Max offer price $89,900

Occupancy floor 66%

Sensitivity live

Price	-10% $373	-5% $347	+0% $322	+5% $296	+10% $271
Rent	-10% $235	-5% $279	+0% $322	+5% $365	+10% $408
Rate	-1.0pp $367	-0.5pp $345	base $322	+0.5pp $299	+1.0pp $275

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	44d	1	0.30mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	44d	1	0.46mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	44d	1	0.56mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	17d	1	0.61mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	44d	1	0.73mi
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$800	$0.85	5d	1	0.87mi
4223 Red Bud Ave Unit 1F St. Louis, MO	2.0	1.0	1167	$895	$0.77	44d	1	0.90mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	2d	1	0.92mi
1708 Annie Malone Dr Saint Louis, MO	3.0	1.5	924	$1,500	$1.62	44d	1	0.95mi
4426 Holly Ave Unit B St. Louis, MO	2.0	1.0	1000	$1,100	$1.10	15d	1	0.99mi
1232 N Euclid Ave Saint Louis, MO	3.0	1.5	982	$1,395	$1.42	44d	1	1.14mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	24d	1	1.22mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	44d	1	1.26mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	44d	1	1.32mi
763 Walton Ave Unit 763 St. Louis, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.36mi
1965 Arlington Ave Saint Louis, MO	3.0	1.0	980	$1,300	$1.33	5d	1	1.37mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	44d	1	1.45mi
4400 Delmar Blvd St. Louis, MO	3.0	1.0	1450	$1,600	$1.10	44d	1	1.46mi
5345 Wells Ave Unit 2ND St. Louis, MO	3.0	1.0	1127	$1,095	$0.97	24d	1	1.49mi
5203 Page Blvd Unit 5201 1st Floor St. Louis, MO	2.0	1.0	1000	$750	$0.75	15d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $89,900 Active 36 DOM
2. 2026-06-17
   days on market $89,900 Active 35 DOM
3. 2026-06-16
   days on market $89,900 Active 34 DOM
4. 2026-06-15
   days on market $89,900 Active 33 DOM
5. 2026-06-13
   days on market $89,900 Active 31 DOM
6. 2026-06-09
   days on market $89,900 Active 27 DOM
7. 2026-06-08
   days on market $89,900 Active 26 DOM
8. 2026-06-07
   days on market $89,900 Active 25 DOM
9. 2026-06-05
   days on market $89,900 Active 22 DOM
10. 2026-06-03
    days on market $89,900 Active 21 DOM
11. 2026-06-02
    days on market $89,900 Active 20 DOM
12. 2026-06-01
    days on market $89,900 Active 19 DOM
13. 2026-05-31
    days on market $89,900 Active 18 DOM
14. 2026-05-13
    listed $89,900 Active 438-char remark

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$466/yr (+$39/mo · 114.6%)

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

Taxation est. · year 1

• Rental income: $13,133
• − Mortgage interest: −$5,036
• − Property taxes: −$406
• − Insurance: −$450
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,615
• Taxable income: $2,525
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,256/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

1 event — show timeline

• 2026-05-13 Listed $89,900 MARIS as Distributed by MLS Grid

Property tax history

-1.1%/yr

Latest (2024): $406 · +4.8% YoY. Source: county tax records.