3166 Pennsylvania Ave · St. Louis, MO 63118

$227,500

3 bd · 2.5 ba · 1,982 sqft · SingleFamily public records · 9 Days on market

Built 1890 3,123 sqft lot $115/sqft · 22% below area Est $292k · 22% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Historic 2-story • Hardwood floors throughout • Dual-level decks • Granite kitchen • Near parks, cafés, and Soulard 4-bedroom, 2.5-bath historic brick home in the heart of St. Louis City featuring original architectural details, hardwood floors throughout both levels, and soaring ceilings on the main floor. Main level includes an entry foyer, large living room, powder room, coat closet, and pantry. Recessed lighting and original wood window casings add character throughout the living spaces. Updated kitchen includes warm brown 42" cabinets with crown molding, granite countertops, tile flooring, stainless steel appliances, and functional prep and storage space

Key facts

• 3,123 sq ft lot
• Built 1890
• Listed 9 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Ameren electric; Public sewer
• Home design: Single family residence; House with two levels; Private ownership
• Construction: Brick construction
• Exterior features: Level lot; Deck; Balcony; Panel doors

Interior

• Kitchen: Stainless steel appliances; Eat-in kitchen layout
• Bedrooms: 3 bedrooms (all on upper level)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas, zoned); Central air conditioning (electric, zoned)
• Interior features: Double vanities; Eat-in kitchen; Special millwork; Walk-in closet(s)
• Laundry & utility: Laundry on 2nd floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-1 ($-18/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (25.8% below list).
• Recommended offer: $169k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.0% in St. Louis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Froebel Elem. (math 8% / reading 8%, grade F, #1,052 of 1,115 statewide, top 95%, 176 students, 98% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 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 fast (+4.9%/yr); 242 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 35% of the median local income ($58k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $124k; list at $228k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $168,808 (25.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1890 — 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. 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?
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: 0.74% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (median comp): $291,588
• List price: $227,500
• Delta: -21.98%
• 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
3166 Pennsylvania Ave	0.00mi	3/2.5	1,982 (0%)	0mo	$227,500	$115	100
3310 Michigan Ave	0.27mi	3/2.5	2,082 (+5%)	0mo	$299,900	$144	79
3000 California Ave	0.25mi	3/2.5	1,872 (-6%)	1mo	$280,000	$150	78
2650 Pennsylvania Ave	0.48mi	3/2.5	2,078 (+5%)	2mo	$395,000	$190	68
2918 Wisconsin Ave	0.70mi	3/3.0	1,989 (+0%)	1mo	$379,900	$191	64
3332 Nebraska Ave	0.28mi	3/2.0	1,732 (-13%)	1mo	$140,000	$81	63
3317 Indiana Ave	0.53mi	2/2.5 (-1)	1,872 (-6%)	1mo	$345,000	$184	60
3420 Humphrey St	0.40mi	3/2.5	2,236 (+13%)	1mo	$439,000	$196	59
2859 Ohio Ave	0.39mi	3/2.5	2,268 (+14%)	0mo	$369,900	$163	58
2909 Mcnair Ave	0.62mi	3/2.5	2,246 (+13%)	0mo	$399,900	$178	48
3525 Hartford St	0.52mi	4/1.5 (+1)	1,770 (-11%)	1mo	$430,000	$243	48
2801 Missouri Ave	0.63mi	3/2.5	2,250 (+14%)	1mo	$375,000	$167	47

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-33,810
• Equity at exit: $33,921

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-16,103
• Equity at exit: $19,670

Cash invested: $63,700 (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 63118

• Rents YoY: 4.9%
• Active inventory: 242
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$1,193
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-1

Break-even live

Break-even rent $1,690

Max offer price $227,235

Occupancy floor 95%

Sensitivity live

Price	-10% $127	-5% $63	+0% $-1	+5% $-66	+10% $-130
Rent	-10% $-135	-5% $-68	+0% $-1	+5% $65	+10% $132
Rate	-1.0pp $113	-0.5pp $56	base $-1	+0.5pp $-60	+1.0pp $-120

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: $56,875
• Closing costs: $6,825
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3215 Oregon Ave Unit 1F St. Louis, MO	2.0	1.0	1373	$1,150	$0.84	19d	1	0.15mi
3009 Pennsylvania Ave Saint Louis, MO	1.0–2.0	1.0–2.0	928	$1,195	$1.29	22d	6	0.21mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	45d	1	0.32mi
2634 Arsenal St St. Louis, MO	2.0	1.0	1500	$1,400	$0.93	25d	1	0.33mi
2636 Arsenal St St. Louis, MO	2.0	1.0	1500	$1,400	$0.93	25d	1	0.33mi
2664 Nebraska Ave Unit 2F Saint Louis, MO	3.0	1.0	1350	$1,150	$0.85	25d	1	0.44mi
3410 Virginia Ave Unit B St. Louis, MO	2.0	2.0	1442	$1,305	$0.90	0d	1	0.44mi
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	25d	1	0.48mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	18d	1	0.48mi
3411 Cherokee St St. Louis, MO	4.0	2.0	1568	$1,825	$1.16	0d	1	0.49mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	45d	1	0.52mi
2602 Minnesota Ave Saint Louis, MO	2.0	1.5	1664	$1,950	$1.17	6d	1	0.54mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	3d	1	0.56mi
3628 Wyoming St Unit 2F St. Louis, MO	4.0	1.0	1700	$1,950	$1.15	45d	1	0.65mi
2327 Texas Ave Apt 205 St. Louis, MO	3.0	2.0	1375	$2,095	$1.52	19d	1	0.69mi
1917 Arsenal St Saint Louis, MO	2.0	1.0	1239	$1,250	$1.01	21d	1	0.75mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	9d	1	0.80mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$2,300	$1.89	0d	15	0.80mi
2267 Indiana Ave Saint Louis, MO	2.0	1.5	1900	$2,195	$1.16	4d	1	0.84mi
2253 Indiana Ave Saint Louis, MO	4.0	3.5	1760	$2,600	$1.48	9d	1	0.86mi
3319 S 18th St Saint Louis, MO	2.0	1.5	1368	$1,600	$1.17	45d	1	0.87mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	45d	1	0.92mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	16d	1	0.96mi
3176 Gustine Ave Apt 1S St. Louis, MO	3.0	1.0	1600	$1,675	$1.05	0d	1	0.97mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	45d	1	0.97mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	9d	1	0.97mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	25d	1	0.99mi
2219 McNair Ave Saint Louis, MO	2.0	1.0	1336	$1,335	$1.00	45d	1	1.00mi
3914 Michigan Ave Saint Louis, MO	2.0	1.0	1376	$1,150	$0.84	45d	1	1.00mi
1921 California Ave Unit Rear St. Louis, MO	2.0	1.5	1500	$1,550	$1.03	9d	1	1.01mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	6d	1	1.04mi
3802 Flad Ave St. Louis, MO	3.0	1.0	1350	$1,399	$1.04	0d	1	1.06mi
3802 Flad Ave St. Louis, MO	3.0	1.0	1350	$1,499	$1.11	9d	1	1.06mi
2018 Ann Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,450	$1.12	45d	1	1.07mi
3925 Shenandoah Ave St. Louis, MO	3.0	1.0	1250	$1,500	$1.20	4d	1	1.13mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	13d	1	1.14mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	21d	1	1.14mi
2029 Russell Blvd Saint Louis, MO	3.0	3.0	1500	$1,900	$1.27	45d	1	1.14mi
2005 Russell Blvd Saint Louis, MO	2.0	1.0	1300	$1,400	$1.08	16d	1	1.16mi
3628 Shaw Blvd Unit 1F St. Louis, MO	3.0	2.0	1350	$1,995	$1.48	9d	1	1.20mi

Listing history 8 events

1. 2026-05-13
   listed $227,500 Active 1695-char remark
2. 2026-04-30
   historical $227,500 1695-char remark
3. 2017-12-06
   soldstatus $124,500
4. 2010-09-30
   soldstatus $96,500
5. 2007-04-16
   soldstatus
6. 1999-07-02
   soldstatus $54,400
7. 1999-07-02
   soldstatus $54,400
8. 1999-05-14
   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: $567 · $47/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$1,640/yr (+$137/mo · 289.1%)

ⓘ 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 ≥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: $20,257
• − Mortgage interest: −$12,744
• − Property taxes: −$567
• − Insurance: −$1,138
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$6,618
• Taxable loss: −$4,050
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $954/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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 0.63)
• Race & ethnicity: White 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+318.2% since first listed

10 events — show timeline

• 2026-06-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-22 Pending — MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $227,500 MARIS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $227,500 MARIS as Distributed by MLS Grid
• 2017-12-06 Sold (Public Records) $124,500 Public Records
• 2010-09-30 Sold (Public Records) $96,500 Public Records
• 2007-04-16 Sold (Public Records) — Public Records
• 1999-07-02 Sold (Public Records) $54,400 Public Records
• 1999-07-02 Sold (Public Records) $54,400 Public Records
• 1999-05-14 Sold (Public Records) — Public Records

Property tax history

-0.6%/yr

Latest (2024): $567 · +4.9% YoY. Source: county tax records.