725 Cornell Ave · Webster Groves, MO 63119

$300,000

5 bd · 2.0 ba · 1,674 sqft · MultiFamily public records · 82 Days on market

Built 1915 7,701 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Beautiful duplex located in highly desirable Webster Groves, one of the most sought-after communities in St. Louis. Both units are currently tenant-occupied, offering immediate rental income. Each unit features 3 bedrooms and 1 full bath with comfortable living space. The property includes a shared driveway, detached garage, and fenced yard. Please do not disturb or contact tenants regarding the property.

Key facts

• Fenced yard
• Rental income
• Duplex

Tags

• DUPLEX
• RENTAL INCOME
• SHARED DRIVEWAY
• DETACHED GARAGE
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $576/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 2.9% in Webster Groves — 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 77/100 on livability (#37 in MO, #3,184 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: cost of living C-, amenities F, commute F.
• Webster Groves (suburban): math 56% / reading 67% proficiency, ranked #7 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+8.2%/yr); 159 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 44% of the median local income ($106k/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 $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $84k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.
• Current owner paid $128k; list at $300k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $282,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.46%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.54×
• Total profit: $45,216
• Equity at exit: $44,731

10-year hold

• IRR: 25.2%
• Equity multiple: 3.70×
• Total profit: $226,987
• Equity at exit: $25,939

Cash invested: $84,000 (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 63119

• Rents YoY: 8.2%
• Active inventory: 159
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $3,879 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$214 /mo · $2,571/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $1,152

Break-even live

Break-even rent $2,421

Max offer price $300,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,322	-5% $1,237	+0% $1,152	+5% $1,067	+10% $982
Rent	-10% $846	-5% $999	+0% $1,152	+5% $1,305	+10% $1,458
Rate	-1.0pp $1,303	-0.5pp $1,228	base $1,152	+0.5pp $1,074	+1.0pp $995

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,878
Total (2 units)			$3,879

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Madison Ave Saint Louis, MO	4.0	1.0	1120	$1,550	$1.38	44d	1	0.27mi
308 Madison Ave Saint Louis, MO	4.0	2.0	1075	$2,800	$2.60	2d	1	0.42mi

Listing history 35 events

1. 2026-06-17
   status $300,000 Pending 82 DOM
2. 2026-06-17
   days on market $300,000 Active 82 DOM
3. 2026-06-16
   days on market $300,000 Active 81 DOM
4. 2026-06-15
   days on market $300,000 Active 80 DOM
5. 2026-06-13
   days on market $300,000 Active 78 DOM
6. 2026-06-13
   days on market $300,000 Active 77 DOM
7. 2026-06-09
   days on market $300,000 Active 74 DOM
8. 2026-06-08
   days on market $300,000 Active 73 DOM
9. 2026-06-07
   days on market $300,000 Active 72 DOM
10. 2026-06-05
    days on market $300,000 Active 69 DOM
11. 2026-06-03
    days on market $300,000 Active 68 DOM
12. 2026-06-02
    days on market $300,000 Active 67 DOM
13. 2026-06-01
    days on market $300,000 Active 66 DOM
14. 2026-05-31
    days on market $300,000 Active 65 DOM
15. 2026-05-02
    status Active 409-char remark

    Show marketing remark (409 chars)

    Beautiful duplex located in highly desirable Webster Groves, one of the most sought-after communities in St. Louis. Both units are currently tenant-occupied, offering immediate rental income. Each unit features 3 bedrooms and 1 full bath with comfortable living space. The property includes a shared driveway, detached garage, and fenced yard. Please do not disturb or contact tenants regarding the property.

16. 2026-04-18
    historical Active Under Contract 409-char remark

    Show marketing remark (409 chars)

    Beautiful duplex located in highly desirable Webster Groves, one of the most sought-after communities in St. Louis. Both units are currently tenant-occupied, offering immediate rental income. Each unit features 3 bedrooms and 1 full bath with comfortable living space. The property includes a shared driveway, detached garage, and fenced yard. Please do not disturb or contact tenants regarding the property.

17. 2026-03-27
    listed $300,000 Active 409-char remark

    Show marketing remark (409 chars)

    Beautiful duplex located in highly desirable Webster Groves, one of the most sought-after communities in St. Louis. Both units are currently tenant-occupied, offering immediate rental income. Each unit features 3 bedrooms and 1 full bath with comfortable living space. The property includes a shared driveway, detached garage, and fenced yard. Please do not disturb or contact tenants regarding the property.

18. 2026-03-09
    price $300,000
19. 2026-03-05
    listed $500,000 Active
20. 2026-03-05
    historical
21. 2025-07-05
    historical $1,250
22. 2025-06-11
    price $1,250
23. 2025-05-23
    listed $1,400
24. 2020-08-25
    soldstatus $128,265
25. 2020-08-17
    soldstatus Closed
26. 2020-07-15
    historical Active Under Contract
27. 2020-07-01
    price $139,900
28. 2020-06-17
    listed $144,900 Active
29. 2020-06-16
    historical $144,900
30. 2016-08-22
    soldstatus
31. 2013-01-16
    soldstatus
32. 2010-05-24
    soldstatus $26,000
33. 2009-09-25
    soldstatus $137,041
34. 2004-11-12
    soldstatus $129,000
35. 2000-07-17
    soldstatus $80,000

ⓘ 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: $2,571 · $214/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$339/yr (+$28/mo · 13.2%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,548
• − Mortgage interest: −$16,805
• − Property taxes: −$2,571
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,724
• − Management: −$3,724
• − Depreciation: −$8,727
• Taxable income: $9,498
• Est. tax owed @ 24.0%: −$2,279
• After-tax cash flow: $11,544/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: Webster Groves
• NCES district ID: 2931530
• Math proficiency: 56% ▼ -3.00%
• Reading proficiency: 67% ▲ 3.00%
• Median HH income: $78,389
• Composite: 54.99/100
• National rank: #1298
• State rank: #7 of 324 in MO

Livability — Webster Groves

• Score: 77/100
• State rank: #37
• US rank: #3184

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webster Groves, MO
• County: Saint Louis County · 888,823 people
• City population: 34,181
• Metro: St. Louis, MO-IL
• Population (ZIP): 34,181
• Household income: $106,183
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 1320.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 9% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -463.48%
• Current HPI: 221.7655
• Rent YoY: ▲ 8.19%
• 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

+275.0% since first listed

21 events — show timeline

• 2026-05-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-18 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $300,000 MARIS as Distributed by MLS Grid
• 2026-03-09 Price Changed $300,000 MARIS as Distributed by MLS Grid
• 2026-03-05 Listed $500,000 MARIS as Distributed by MLS Grid
• 2026-03-05 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-07-05 Rental Removed $1,250 MARIS
• 2025-06-11 Price Changed $1,250 MARIS
• 2025-05-23 Listed for Rent $1,400 MARIS
• 2020-08-25 Sold (Public Records) $128,265 Public Records
• 2020-08-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-07-15 Contingent — MARIS as Distributed by MLS Grid
• 2020-07-01 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2020-06-17 Listed $144,900 MARIS as Distributed by MLS Grid
• 2020-06-16 Coming Soon $144,900 MARIS as Distributed by MLS Grid
• 2016-08-22 Sold (Public Records) — Public Records
• 2013-01-16 Sold (Public Records) — Public Records
• 2010-05-24 Sold (Public Records) $26,000 Public Records
• 2009-09-25 Sold (Public Records) $137,041 Public Records
• 2004-11-12 Sold (Public Records) $129,000 Public Records
• 2000-07-17 Sold (Public Records) $80,000 Public Records

Property tax history

+8.1%/yr

Latest (2022): $2,571 · +0.3% YoY. Source: county tax records.