5226 Theodosia Ave · St. Louis, MO 63113

$24,900

1 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 154 Days on market

Built 1908 3,750 sqft lot $22/sqft · 39% above area Est $26k · at est. ↓ 33% 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 +8.9/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.9/10.0
• 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

Incredible opportunity awaits with this 1 bed, 1.5 bath home with 1144sf on Main level. Main level has Kitchen, Dining Room, Living Room, Bedroom, & full bathroom. Basement is partially finished with laundry area and plenty of room for your finishing touches. Home has some hardwood floors and is located in a great area close to local services. This is a must See Home! An AGENT MUST BE PRESENT FOR ALL SHOWINGS. CASH ONLY SALE. Do not Trespass.

Key facts

• Kitchen
• Full bathroom
• Living room

Tags

• MAIN LEVEL
• KITCHEN
• DINING ROOM
• LIVING ROOM
• BEDROOM
• FULL BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 45.2% 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.
• Zoned schools: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 (-2.1%/yr); year-one equity from $172 of loan paydown is wiped out by about $534 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 (-2.1% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $21,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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: 4.91% ✓
• Cap rate: 45.25%
• Cash-on-cash: 139.13%
• DSCR: 7.19
• GRM: 1.7

CMA / ARV

• ARV (median comp): $25,679
• List price: $24,900
• Delta: -3.03%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5109 Cote Brilliante Ave	0.18mi	2/1.0 (+1)	1,188 (+4%)	4mo	$52,000	$44	77
5202 Maffitt Ave	0.42mi	2/1.0 (+1)	1,157 (+1%)	13mo	$19,900	$17	62
5126 Terry Ave	0.50mi	2/1.0 (+1)	1,091 (-5%)	6mo	$4,900	$4	59
5152 Maffitt Ave	0.43mi	2/1.0 (+1)	1,218 (+6%)	15mo	$15,000	$12	52
1630 Semple Ave	0.34mi	2/1.0 (+1)	1,314 (+15%)	5mo	$6,300	$5	50
1636 Belt Ave	0.42mi	2/1.0 (+1)	1,003 (-12%)	9mo	$19,900	$20	48
5226 Saint Louis Ave	0.55mi	2/1.0 (+1)	1,050 (-8%)	11mo	$65,000	$62	47
1632 Belt Ave	0.42mi	2/1.0 (+1)	1,003 (-12%)	12mo	$37,900	$38	45
4908 Lotus Ave	0.48mi	2/1.5 (+1)	1,250 (+9%)	17mo	$49,900	$40	41
4837 Leduc St	0.58mi	2/1.0 (+1)	1,008 (-12%)	17mo	$10,000	$10	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.94×
• Total profit: $48,360
• Equity at exit: $4,672

10-year hold

• IRR: —
• Equity multiple: 16.67×
• Total profit: $109,242
• Equity at exit: $3,838

Cash invested: $6,972 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$131
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $808

Break-even live

Break-even rent $200

Max offer price $24,900

Occupancy floor 29%

Sensitivity live

Price	-10% $822	-5% $815	+0% $808	+5% $801	+10% $794
Rent	-10% $712	-5% $760	+0% $808	+5% $857	+10% $905
Rate	-1.0pp $821	-0.5pp $815	base $808	+0.5pp $802	+1.0pp $795

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	45d	1	0.27mi
1324 Academy Ave Unit C St. Louis, MO	1.0	1.0	1000	$890	$0.89	45d	1	0.41mi
5203 Page Blvd Unit 5201 1st Floor St. Louis, MO	2.0	1.0	1000	$750	$0.75	16d	1	0.45mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	25d	1	0.51mi
5608 Wabada Ave Saint Louis, MO	2.0	1.0	910	$1,300	$1.43	18d	1	0.61mi
5345 Cabanne Ave Unit 5345 Cabanne 1S St. Louis, MO	2.0	1.0	800	$950	$1.19	45d	1	0.76mi
5662 Maffitt Ave Saint Louis, MO	2.0	1.0	850	$895	$1.05	9d	1	0.77mi
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	45d	1	1.02mi
763 Walton Ave Unit 763 St. Louis, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	1.08mi
625 N Euclid Ave St. Louis, MO	2.0	1.0–2.0	984	$2,145	$2.18	0d	16	1.13mi
5500 Delmar Blvd Unit 5540-Apt 202 St. Louis, MO	2.0	2.0	875	$1,395	$1.59	9d	1	1.19mi
5535 Delmar Blvd St. Louis, MO	1.0–2.0	1.0–2.0	884	$1,165	$1.32	0d	16	1.20mi
4961 McPherson Ave St. Louis, MO	1.0	1.0	950	$1,175	$1.24	45d	1	1.20mi
4953 McPherson Ave Saint Louis, MO	1.0	1.0	1048	$1,325	$1.26	45d	1	1.23mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	45d	1	1.23mi
5811 Cabanne Ave St. Louis, MO	2.0	1.0	800	$1,250	$1.56	45d	1	1.24mi
4738 Olive St Saint Louis, MO	2.0	2.0	1413	$1,925	$1.36	25d	1	1.24mi
5560 Delmar Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	752	$995	$1.32	18d	1	1.26mi
5989 Julian Ave Unit 37 St. Louis, MO	2.0	1.0	780	$1,200	$1.54	19d	1	1.27mi
629 Clara Ave Apt 26 St. Louis, MO	2.0	2.0	1155	$1,615	$1.40	45d	1	1.28mi
401 N Euclid Ave St. Louis, MO	3.0	1.0	1025	$1,355	$1.32	0d	4	1.29mi
4378 Cottage Ave St. Louis, MO	2.0	1.5	950	$924	$0.97	0d	5	1.35mi
501 Clara Ave Saint Louis, MO	2.0	1.0–2.0	1040	$1,742	$1.67	0d	19	1.40mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	850	$1,335	$1.57	16d	21	1.40mi
5527 Waterman Blvd St. Louis, MO	2.0	1.5	1389	$1,495	$1.08	18d	1	1.40mi
4500 Olive St Unit D St. Louis, MO	2.0	2.0	1200	$1,725	$1.44	45d	1	1.42mi
445 Clara Ave Saint Louis, MO	2.0	2.5	1188	$2,750	$2.31	45d	1	1.44mi
275 Union Blvd St. Louis, MO	3.0	1.0–3.0	1317	$2,166	$1.64	0d	63	1.45mi
5316 Pershing Ave Saint Louis, MO	1.0–2.0	1.0	770	$1,150	$1.49	0d	4	1.45mi
5330 Pershing Ave #606 Saint Louis, MO	2.0	2.0	845	$1,145	$1.36	0d	1	1.46mi
5660 Kingsbury Ave Saint Louis, MO	1.0–2.0	1.0–2.0	789	$1,000	$1.27	5d	16	1.48mi
5660 Kingsbury Ave Saint Louis, MO	1.0–2.0	1.0–2.0	789	$1,100	$1.39	45d	23	1.48mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	45d	1	1.48mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	45d	1	1.49mi
5535 Pershing Ave Unit 11 St. Louis, MO	1.0	1.0	800	$1,095	$1.37	16d	1	1.49mi
4466 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1222	$1,650	$1.35	0d	7	1.49mi
325-329 N Euclid Ave Unit 2819-B St. Louis, MO	1.0	1.0	700	$950	$1.36	19d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $24,900 Active 154 DOM
2. 2026-06-18
   days on market $24,900 Active 151 DOM
3. 2026-06-17
   days on market $24,900 Active 150 DOM
4. 2026-06-16
   days on market $24,900 Active 149 DOM
5. 2026-06-15
   days on market $24,900 Active 148 DOM
6. 2026-06-13
   days on market $24,900 Active 146 DOM
7. 2026-06-09
   days on market $24,900 Active 142 DOM
8. 2026-06-08
   days on market $24,900 Active 141 DOM
9. 2026-06-08
   days on market $24,900 Active 140 DOM
10. 2026-06-05
    days on market $24,900 Active 137 DOM
11. 2026-06-03
    days on market $24,900 Active 136 DOM
12. 2026-06-02
    days on market $24,900 Active 135 DOM
13. 2026-06-01
    days on market $24,900 Active 134 DOM
14. 2026-05-31
    days on market $24,900 Active 133 DOM
15. 2026-05-12
    status Active 456-char remark

    Show marketing remark (456 chars)

    Incredible opportunity awaits with this 1 bed, 1.5 bath home with 1144sf on Main level. Main level has Kitchen, Dining Room, Living Room, Bedroom, & full bathroom. Basement is partially finished with laundry area and plenty of room for your finishing touches. Home has some hardwood floors and is located in a great area close to local services. This is a must See Home! An AGENT MUST BE PRESENT FOR ALL SHOWINGS. CASH ONLY SALE. Do not Trespass.

16. 2026-05-01
    status Pending 456-char remark

    Show marketing remark (456 chars)

    Incredible opportunity awaits with this 1 bed, 1.5 bath home with 1144sf on Main level. Main level has Kitchen, Dining Room, Living Room, Bedroom, & full bathroom. Basement is partially finished with laundry area and plenty of room for your finishing touches. Home has some hardwood floors and is located in a great area close to local services. This is a must See Home! An AGENT MUST BE PRESENT FOR ALL SHOWINGS. CASH ONLY SALE. Do not Trespass.

17. 2026-04-01
    price $29,900 456-char remark

    Show marketing remark (456 chars)

    Incredible opportunity awaits with this 1 bed, 1.5 bath home with 1144sf on Main level. Main level has Kitchen, Dining Room, Living Room, Bedroom, & full bathroom. Basement is partially finished with laundry area and plenty of room for your finishing touches. Home has some hardwood floors and is located in a great area close to local services. This is a must See Home! An AGENT MUST BE PRESENT FOR ALL SHOWINGS. CASH ONLY SALE. Do not Trespass.

18. 2026-02-18
    price $39,900 456-char remark

    Show marketing remark (456 chars)

    Incredible opportunity awaits with this 1 bed, 1.5 bath home with 1144sf on Main level. Main level has Kitchen, Dining Room, Living Room, Bedroom, & full bathroom. Basement is partially finished with laundry area and plenty of room for your finishing touches. Home has some hardwood floors and is located in a great area close to local services. This is a must See Home! An AGENT MUST BE PRESENT FOR ALL SHOWINGS. CASH ONLY SALE. Do not Trespass.

19. 2026-01-07
    listed $44,900 Active 456-char remark

    Show marketing remark (456 chars)

    Incredible opportunity awaits with this 1 bed, 1.5 bath home with 1144sf on Main level. Main level has Kitchen, Dining Room, Living Room, Bedroom, & full bathroom. Basement is partially finished with laundry area and plenty of room for your finishing touches. Home has some hardwood floors and is located in a great area close to local services. This is a must See Home! An AGENT MUST BE PRESENT FOR ALL SHOWINGS. CASH ONLY SALE. Do not Trespass.

ⓘ 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: $204 · $17/mo
• Projected year-2 tax: $242 · $20/mo
• Expected delta: +$38/yr (+$3/mo · 18.5%)

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

Taxation est. · year 1

• Rental income: $14,677
• − Mortgage interest: −$1,395
• − Property taxes: −$204
• − Insurance: −$124
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$724
• Taxable income: $9,882
• Est. tax owed @ 24.0%: −$2,372
• After-tax cash flow: $7,328/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
• City population: 283,259
• Population (ZIP): 11,610

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 (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• Rent YoY: —
• Metro: —
• 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

-33.4% since first listed

5 events — show timeline

• 2026-05-12 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-04-01 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2026-02-18 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2026-01-07 Listed $44,900 MARIS as Distributed by MLS Grid

Property tax history

-1.8%/yr

Latest (2024): $204 · +4.4% YoY. Source: county tax records.