5718 Etzel Ave · St. Louis, MO 63112

$90,000

6 bd · 2.0 ba · 2,496 sqft · MultiFamily public records · 54 Days on market

Built 1906 4,621 sqft lot Est $77k · 16% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

American Foursquare, Meet Queen Anne! This timelessly beautiful 1906 brick home with gorgeous stone & dormer features could be an expansive single family home or cash-flowing 2-family building. This gem is back on the market due to a minor title issue that will be fully resolved any day now and is going through the Quiet Title process (ask your favorite agent for more details). The interior has 3 visible fireplaces & a 4th fireplace currently covered & TALL CEILINGS. A rarity, the POCKET DOORS are still SLIDING SMOOTHLY! This home is a hop, skip & jump away from the Ruth Porter Mall Park that also houses the St. Vincent Greenway, a multiuse paved trail that goes to F

Key facts

• 4,621 sq ft lot
• 2 parking spots
• Built 1906

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.5% 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 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: Hamilton Elem. Community Ed. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 253 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: Rents rising (+2.4%/yr); 121 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,521/mo this rent would consume 66% of the median local household income ($46k/yr) (locally 1457% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 2.4% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1906 — 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1906 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.80% ✓
• Cap rate: 25.53%
• Cash-on-cash: 68.70%
• DSCR: 4.06
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $77,376
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5717 Page Blvd	0.23mi	5/2.0 (-1)	2,352 (-6%)	12mo	$60,000	$26	65
5866 Etzel Ave	0.22mi	5/2.0 (-1)	2,806 (+12%)	13mo	$174,900	$62	53
6010 Bartmer Ave	0.46mi	5/2.0 (-1)	2,784 (+12%)	2mo	$85,000	$31	52
5943 Page Blvd	0.45mi	6/4.0	2,800 (+12%)	3mo	$9,900	$4	48

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 67.5%
• Equity multiple: 4.01×
• Total profit: $75,753
• Equity at exit: $13,419

10-year hold

• IRR: 71.5%
• Equity multiple: 8.06×
• Total profit: $178,015
• Equity at exit: $7,782

Cash invested: $25,200 (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 63112

• Rents YoY: 2.4%
• Active inventory: 121
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $1,443

Break-even live

Break-even rent $695

Max offer price $90,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,494	-5% $1,468	+0% $1,443	+5% $1,417	+10% $1,392
Rent	-10% $1,243	-5% $1,343	+0% $1,443	+5% $1,542	+10% $1,642
Rate	-1.0pp $1,488	-0.5pp $1,466	base $1,443	+0.5pp $1,419	+1.0pp $1,396

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Parkland Pl Unit 1 St. Louis, MO	5.0	3.0	2830	$2,700	$0.95	24d	1	0.26mi
14 Parkland Pl Saint Louis, MO	5.0	3.0	2830	$2,500	$0.88	8d	1	0.26mi
14 Parkland Pl Saint Louis, MO	5.0	3.0	2830	$2,500	$0.88	24d	1	0.26mi
14 Parkland Pl Unit NA St. Louis, MO	5.0	3.0	2830	$2,700	$0.95	45d	1	0.26mi

Listing history 25 events

1. 2026-06-21
   days on market $90,000 Active 54 DOM
2. 2026-06-18
   days on market $90,000 Active 51 DOM
3. 2026-06-17
   days on market $90,000 Active 50 DOM
4. 2026-06-16
   days on market $90,000 Active 49 DOM
5. 2026-06-15
   days on market $90,000 Active 48 DOM
6. 2026-06-13
   days on market $90,000 Active 46 DOM
7. 2026-06-09
   days on market $90,000 Active 42 DOM
8. 2026-06-08
   days on market $90,000 Active 41 DOM
9. 2026-06-07
   days on market $90,000 Active 40 DOM
10. 2026-06-05
    days on market $90,000 Active 37 DOM
11. 2026-06-03
    days on market $90,000 Active 36 DOM
12. 2026-06-02
    days on market $90,000 Active 35 DOM
13. 2026-06-01
    statusdays on market $90,000 Active 34 DOM
14. 2026-04-01
    status Pending
15. 2026-03-17
    status Active
16. 2026-02-01
    status Pending
17. 2026-01-14
    listed $90,000 Active
18. 2026-01-10
    historical $90,000
19. 2025-06-29
    status Pending
20. 2025-06-29
    status Pending
21. 2025-06-23
    listed $70,000 Active
22. 2025-06-21
    listed $70,000 Active
23. 2025-04-28
    historical
24. 2024-10-27
    price $90,000
25. 2024-10-27
    listed $80,000 Active

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$396/yr (+$33/mo · 82.8%)

ⓘ 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: $30,257
• − Mortgage interest: −$5,041
• − Property taxes: −$478
• − Insurance: −$450
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − Depreciation: −$2,618
• Taxable income: $16,828
• Est. tax owed @ 24.0%: −$4,039
• After-tax cash flow: $13,273/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

+12.5% since first listed

12 events — show timeline

• 2026-04-01 Pending — MARIS as Distributed by MLS Grid
• 2026-03-17 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-01 Pending — MARIS as Distributed by MLS Grid
• 2026-01-14 Listed $90,000 MARIS as Distributed by MLS Grid
• 2026-01-10 Coming Soon $90,000 MARIS as Distributed by MLS Grid
• 2025-06-29 Pending — MARIS as Distributed by MLS Grid
• 2025-06-29 Pending — MARIS as Distributed by MLS Grid
• 2025-06-23 Listed $70,000 MARIS as Distributed by MLS Grid
• 2025-06-21 Listed $70,000 MARIS as Distributed by MLS Grid
• 2025-04-28 Delisted — MARIS as Distributed by MLS Grid
• 2024-10-27 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2024-10-27 Listed $80,000 MARIS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $478 · +4.9% YoY. Source: county tax records.