536 Eiler · St. Louis, MO 63111

$102,000

4 bd · 2.0 ba · 2,014 sqft · SingleFamily public records · 61 Days on market

Built 1914 2,178 sqft lot $51/sqft · 52% below 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2 story with 4 bedrooms, 2 full baths and full basement in Dutchtown offering over 2000 sq ft of living space. It was a 2 family and was changed into a single family residence or could be converted back. Interior highlights include wood floors, 6 panel door, crown molding and charming historic millwork. A full basement for storage. A partial fenced yard and some off street parking. Conveniently located near shops, markets, diners and public transportation. A great opportunity for investors.

Key facts

• Off street parking
• Full basement
• Partial fenced yard

Tags

• FULL BASEMENT
• PARTIAL FENCED YARD
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $96k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 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.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 40% of the median local income ($47k/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 $705 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 + 3.3% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12.90M (99%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $95,880 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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: 1.54% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.63%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $212,132
• List price: $102,000
• Delta: -51.92%
• 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
617 Bellerive Blvd	0.16mi	4/1.5	1,890 (-6%)	6mo	$299,900	$159	75
4705 Virginia Ave	0.37mi	4/3.0	2,044 (+2%)	5mo	$230,000	$113	72
4675 Tennessee Ave	0.55mi	4/2.5	2,048 (+2%)	5mo	$299,000	$146	66
4639 Virginia Ave	0.43mi	3/2.5 (-1)	1,980 (-2%)	9mo	$215,000	$109	62
120 Elwood Ave	0.49mi	4/1.5	1,852 (-8%)	7mo	$170,000	$92	56
6212 Virginia Ave	0.52mi	3/3.0 (-1)	2,070 (+3%)	9mo	$245,000	$118	55
4631 Oregon Ave	0.68mi	4/2.0	1,874 (-7%)	8mo	$164,900	$88	50
5046 S 37th St	0.55mi	3/2.0 (-1)	1,850 (-8%)	8mo	$115,000	$62	49
220 Dover St	0.41mi	3/1.0 (-1)	1,798 (-11%)	10mo	$165,000	$92	46
5027 S Grand Blvd	0.46mi	3/2.5 (-1)	2,312 (+15%)	2mo	$285,000	$123	45
4608 S Grand Blvd	0.67mi	3/2.5 (-1)	2,201 (+9%)	4mo	$279,000	$127	43
4509 Idaho Ave	0.62mi	5/2.0 (+1)	2,300 (+14%)	4mo	$189,900	$83	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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.80×
• Total profit: $22,719
• Equity at exit: $15,209

10-year hold

• IRR: 28.0%
• Equity multiple: 3.50×
• Total profit: $71,470
• Equity at exit: $8,819

Cash invested: $28,560 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$535
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $610

Break-even live

Break-even rent $796

Max offer price $102,000

Occupancy floor 56%

Sensitivity live

Price	-10% $668	-5% $639	+0% $610	+5% $581	+10% $552
Rent	-10% $486	-5% $548	+0% $610	+5% $672	+10% $734
Rate	-1.0pp $661	-0.5pp $636	base $610	+0.5pp $583	+1.0pp $557

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	5d	1	0.76mi
6730 Vermont Ave Saint Louis, MO	3.0	2.0	1534	$1,600	$1.04	15d	1	0.90mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	18d	1	0.90mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	2d	1	0.99mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	18d	1	1.01mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	44d	1	1.04mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	21d	1	1.04mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	44d	1	1.05mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	24d	1	1.36mi
3857 Boulevard Heights Ct Saint Louis, MO	3.0	2.5	1697	$2,250	$1.33	2d	1	1.38mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	15d	1	1.39mi

Listing history 20 events

1. 2026-06-18
   days on market $102,000 Active 61 DOM
2. 2026-06-17
   days on market $102,000 Active 60 DOM
3. 2026-06-16
   days on market $102,000 Active 59 DOM
4. 2026-06-15
   days on market $102,000 Active 58 DOM
5. 2026-06-13
   days on market $102,000 Active 56 DOM
6. 2026-06-09
   days on market $102,000 Active 52 DOM
7. 2026-06-08
   pricedays on market $102,000 Active 51 DOM
8. 2026-06-07
   days on market $110,000 Active 50 DOM
9. 2026-06-05
   days on market $110,000 Active 47 DOM
10. 2026-06-03
    days on market $110,000 Active 46 DOM
11. 2026-06-02
    days on market $110,000 Active 45 DOM
12. 2026-06-01
    days on market $110,000 Active 44 DOM
13. 2026-05-31
    days on market $110,000 Active 43 DOM
14. 2026-04-24
    price $120,000 510-char remark

    Show marketing remark (510 chars)

    Spacious 2 story with 4 bedrooms, 2 full baths and full basement in Dutchtown offering over 2000 sq ft of living space. It was a 2 family and was changed into a single family residence or could be converted back. Interior highlights include wood floors, 6 panel door, crown molding and charming historic millwork. A full basement for storage. A partial fenced yard and some off street parking. Conveniently located near shops, markets, diners and public transportation. A great opportunity for investors.

15. 2026-04-19
    price $130,000 510-char remark

    Show marketing remark (510 chars)

    Spacious 2 story with 4 bedrooms, 2 full baths and full basement in Dutchtown offering over 2000 sq ft of living space. It was a 2 family and was changed into a single family residence or could be converted back. Interior highlights include wood floors, 6 panel door, crown molding and charming historic millwork. A full basement for storage. A partial fenced yard and some off street parking. Conveniently located near shops, markets, diners and public transportation. A great opportunity for investors.

16. 2026-04-18
    listed $13,000,000 Active 510-char remark

    Show marketing remark (510 chars)

    Spacious 2 story with 4 bedrooms, 2 full baths and full basement in Dutchtown offering over 2000 sq ft of living space. It was a 2 family and was changed into a single family residence or could be converted back. Interior highlights include wood floors, 6 panel door, crown molding and charming historic millwork. A full basement for storage. A partial fenced yard and some off street parking. Conveniently located near shops, markets, diners and public transportation. A great opportunity for investors.

17. 2025-10-14
    soldstatus Closed 634-char remark

    Show marketing remark (634 chars)

    Spacious 4 bed, 2 bath brick home in Dutchtown offering over 2,000 sq ft of living space. Currently a single-family residence, this property was generating strong rental income at $1,500/month and can easily be converted back to a duplex for added flexibility. Interior highlights include wood floors, 6-panel doors, crown molding, and charming historic millwork. The home also features a full basement for additional storage, a fenced yard, and some off-street parking. Conveniently located near shops, markets, diners, and public transportation. A great opportunity for investors or owner-occupants alike. Property to be sold As-Is.

18. 2025-09-28
    status Pending 634-char remark

    Show marketing remark (634 chars)

    Spacious 4 bed, 2 bath brick home in Dutchtown offering over 2,000 sq ft of living space. Currently a single-family residence, this property was generating strong rental income at $1,500/month and can easily be converted back to a duplex for added flexibility. Interior highlights include wood floors, 6-panel doors, crown molding, and charming historic millwork. The home also features a full basement for additional storage, a fenced yard, and some off-street parking. Conveniently located near shops, markets, diners, and public transportation. A great opportunity for investors or owner-occupants alike. Property to be sold As-Is.

19. 2025-08-29
    listed $79,900 Active 634-char remark

    Show marketing remark (634 chars)

    Spacious 4 bed, 2 bath brick home in Dutchtown offering over 2,000 sq ft of living space. Currently a single-family residence, this property was generating strong rental income at $1,500/month and can easily be converted back to a duplex for added flexibility. Interior highlights include wood floors, 6-panel doors, crown molding, and charming historic millwork. The home also features a full basement for additional storage, a fenced yard, and some off-street parking. Conveniently located near shops, markets, diners, and public transportation. A great opportunity for investors or owner-occupants alike. Property to be sold As-Is.

20. 1993-01-13
    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: $616 · $51/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$373/yr (+$31/mo · 60.5%)

ⓘ 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 6/10 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: $18,815
• − Mortgage interest: −$5,714
• − Property taxes: −$616
• − Insurance: −$510
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$2,967
• Taxable income: $5,997
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $5,879/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1%

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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+50.2% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-04-19 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2026-04-18 Listed $13,000,000 MARIS as Distributed by MLS Grid
• 2025-10-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-09-28 Pending — MARIS as Distributed by MLS Grid
• 2025-08-29 Listed $79,900 MARIS as Distributed by MLS Grid
• 1993-01-13 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2024): $616 · +4.9% YoY. Source: county tax records.