4171 Eichelberger St · St. Louis, MO 63116

$55,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 303 Days on market

Built 1919 5,706 sqft lot $69/sqft · 56% 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 +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 4171 Eichelberger ST, STLS, MO 63116, this single-family residence in STLS County presents an exciting opportunity to own a piece of history. Built in 1919, this property holds the promise of comfortable living. This single-family residence could be the perfect opportunity foreign investors or a flipper

Key facts

• 5,706 sq ft lot
• Built 1919
• Listed 303 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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 (+2.6%/yr); 255 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 + 2.6% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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 1919 — 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: 1.98% ✓
• Cap rate: 16.75%
• Cash-on-cash: 37.36%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (median comp): $124,170
• List price: $55,000
• Delta: -55.71%
• 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
4045 Walsh St	0.17mi	2/1.0	803 (+0%)	2mo	$55,635	$69	90
5034 Ray Ave	0.16mi	3/1.5 (+1)	800 (0%)	1mo	$165,000	$206	85
5450 Dresden Ave	0.45mi	2/1.0	829 (+4%)	1mo	$150,000	$181	72
3976 Eichelberger St	0.30mi	2/1.0	720 (-10%)	1mo	$10,000	$14	69
6118 Newport Ave	0.52mi	2/1.0	858 (+7%)	1mo	$199,900	$233	63
5425 Bates St	0.37mi	2/1.0	914 (+14%)	1mo	$185,000	$202	59
4372 Ellenwood Ave	0.61mi	2/1.0	864 (+8%)	2mo	$105,000	$122	57
4068 Wilmington Ave	0.42mi	3/1.0 (+1)	901 (+13%)	1mo	$200,000	$222	54
4609 Milentz Ave	0.73mi	1/1.0 (-1)	768 (-4%)	2mo	$140,000	$182	53
5205 S Kingshighway Blvd	0.75mi	2/1.0	859 (+7%)	0mo	$135,000	$157	52
4404 Taft Ave	0.67mi	2/2.0	884 (+10%)	2mo	$239,900	$271	46
5203 Windsor Pkwy	0.69mi	3/1.5 (+1)	890 (+11%)	2mo	$159,900	$180	40

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.38×
• Total profit: $21,223
• Equity at exit: $8,201

10-year hold

• IRR: 39.7%
• Equity multiple: 4.65×
• Total profit: $56,178
• Equity at exit: $4,755

Cash invested: $15,400 (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 63116

• Rents YoY: 2.6%
• Active inventory: 255
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,089 high
• Mortgage (P&I): −$288
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $479

Break-even live

Break-even rent $482

Max offer price $55,000

Occupancy floor 51%

Sensitivity live

Price	-10% $511	-5% $495	+0% $479	+5% $464	+10% $448
Rent	-10% $393	-5% $436	+0% $479	+5% $522	+10% $565
Rate	-1.0pp $507	-0.5pp $493	base $479	+0.5pp $465	+1.0pp $451

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5021 Ray Ave Unit B St. Louis, MO	1.0	1.0	768	$1,195	$1.56	15d	1	0.16mi
5021 Ray Ave Unit 1f St. Louis, MO	1.0	1.0	768	$1,095	$1.43	15d	1	0.16mi
5021 Ray Ave Unit A St. Louis, MO	1.0	1.0	768	$1,194	$1.55	15d	1	0.16mi
4740 Newport Ave Saint Louis, MO	1.0	1.0	754	$1,650	$2.19	44d	1	0.20mi
4028 Schiller Pl Saint Louis, MO	2.0	1.0	802	$1,440	$1.80	44d	1	0.25mi
4733 Morgan Ford Rd Unit 3 St. Louis, MO	1.0	1.0	800	$799	$1.00	24d	1	0.30mi
4729 Morgan Ford Rd Unit 7 St. Louis, MO	1.0	1.0	800	$799	$1.00	12d	1	0.31mi
4413 Delor St Unit 2F St. Louis, MO	2.0	1.0	1010	$1,125	$1.11	24d	1	0.39mi
4215 Neosho St Unit 101 St. Louis, MO	2.0	1.0	750	$825	$1.10	44d	1	0.44mi
5723 Gravois Ave St. Louis, MO	1.0	1.0	1080	$850	$0.79	12d	1	0.45mi
5033 Ulena Ave Saint Louis, MO	2.0	1.0	960	$1,575	$1.64	44d	1	0.46mi
5415 Dresden Ave Saint Louis, MO	2.0	1.5	935	$1,200	$1.28	24d	1	0.48mi
4205 Ellenwood Ave Unit 202 St. Louis, MO	1.0	1.0	750	$899	$1.20	24d	1	0.48mi
4205 Ellenwood Ave Unit 102 St. Louis, MO	1.0	1.0	750	$899	$1.20	44d	1	0.48mi
5111 Cologne Ave Saint Louis, MO	2.0	1.0	800	$1,050	$1.31	44d	1	0.49mi
4007 Wilmington Ave Fl 2 St. Louis, MO	1.0	1.0	925	$850	$0.92	24d	1	0.49mi
4227 Ellenwood Ave Saint Louis, MO	1.0	1.0	650	$825	$1.27	17d	1	0.51mi
4231-4233 Ellenwood Ave St. Louis, MO	1.0	1.0	650	$825	$1.27	15d	1	0.51mi
4274 Ellenwood Ave Unit 1E St. Louis, MO	2.0	1.0	800	$995	$1.24	44d	1	0.52mi
3824 Eiler St Saint Louis, MO	2.0	1.0	1000	$1,050	$1.05	24d	1	0.55mi
6135 Newport Ave Saint Louis, MO	2.0	1.0	960	$1,976	$2.06	2d	1	0.57mi
4710 Eichelberger St Unit First St. Louis, MO	2.0	1.0	888	$900	$1.01	44d	1	0.57mi
4428 Ellenwood Ave Saint Louis, MO	2.0	1.0	900	$1,225	$1.36	44d	1	0.61mi
4403 Gravois Ave St. Louis, MO	1.0	1.0	800	$775	$0.97	15d	1	0.64mi
4114 Osceola St Unit A St. Louis, MO	1.0	1.0	775	$750	$0.97	44d	1	0.64mi
4666-4668 Rosa Ave Unit 4 St. Louis, MO	1.0	1.0	1000	$725	$0.72	24d	1	0.67mi
4668 Rosa Ave St. Louis, MO	1.0	1.0	1000	$725	$0.72	44d	1	0.67mi
4668 Rosa Ave St. Louis, MO	1.0	1.0	1000	$725	$0.72	21d	1	0.67mi
5006 Christy Blvd Unit 1st Fl St. Louis, MO	3.0	1.0	1100	$1,450	$1.32	44d	1	0.67mi
3765 Delor St Unit 37651-F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	24d	1	0.68mi
3761 Delor St St. Louis, MO	2.0	1.5	900	$1,285	$1.43	2d	2	0.69mi
3815 Wilmington Ave Apt 2N St. Louis, MO	2.0	1.0	800	$1,095	$1.37	44d	1	0.70mi
3647 Delor St Unit 3647-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.71mi
3737 Delor St Unit 3737-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	24d	1	0.71mi
3737 Delor St Unit 3737-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.72mi
3729 Delor St Unit 37292-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	24d	1	0.72mi
3717 Delor St Unit 37172-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	24d	1	0.73mi
4341 Morganford Rd Saint Louis, MO	1.0	1.0	750	$799	$1.07	44d	1	0.73mi
4341 Morgan Ford Rd Unit F St. Louis, MO	1.0	1.0	750	$749	$1.00	5d	1	0.73mi
5707 Dewey Ave Unit 1F St. Louis, MO	2.0	1.0	1000	$1,050	$1.05	15d	1	0.73mi

Listing history 9 events

1. 2026-05-16
   price $59,000 315-char remark

   Show marketing remark (315 chars)

   Located at 4171 Eichelberger ST, STLS, MO 63116, this single-family residence in STLS County presents an exciting opportunity to own a piece of history. Built in 1919, this property holds the promise of comfortable living. This single-family residence could be the perfect opportunity foreign investors or a flipper

2. 2026-01-14
   status Active 315-char remark

   Show marketing remark (315 chars)

   Located at 4171 Eichelberger ST, STLS, MO 63116, this single-family residence in STLS County presents an exciting opportunity to own a piece of history. Built in 1919, this property holds the promise of comfortable living. This single-family residence could be the perfect opportunity foreign investors or a flipper

3. 2026-01-14
   price $63,900 315-char remark

   Show marketing remark (315 chars)

   Located at 4171 Eichelberger ST, STLS, MO 63116, this single-family residence in STLS County presents an exciting opportunity to own a piece of history. Built in 1919, this property holds the promise of comfortable living. This single-family residence could be the perfect opportunity foreign investors or a flipper

4. 2025-08-07
   price $64,900 315-char remark

   Show marketing remark (315 chars)

   Located at 4171 Eichelberger ST, STLS, MO 63116, this single-family residence in STLS County presents an exciting opportunity to own a piece of history. Built in 1919, this property holds the promise of comfortable living. This single-family residence could be the perfect opportunity foreign investors or a flipper

5. 2025-07-18
   listed $69,900 Active 315-char remark

   Show marketing remark (315 chars)

   Located at 4171 Eichelberger ST, STLS, MO 63116, this single-family residence in STLS County presents an exciting opportunity to own a piece of history. Built in 1919, this property holds the promise of comfortable living. This single-family residence could be the perfect opportunity foreign investors or a flipper

6. 2025-05-03
   historical
7. 2025-04-18
   listed $65,000 Active
8. 2025-04-16
   historical
9. 2002-10-18
   soldstatus $56,000

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $837 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $13,070
• − Mortgage interest: −$3,081
• − Property taxes: −$837
• − Insurance: −$275
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,600
• Taxable income: $5,187
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $4,508/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

+5.4% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $59,000 MARIS as Distributed by MLS Grid
• 2026-01-14 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-14 Price Changed $63,900 MARIS as Distributed by MLS Grid
• 2025-08-07 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2025-07-18 Listed $69,900 MARIS as Distributed by MLS Grid
• 2025-05-03 Delisted — MARIS as Distributed by MLS Grid
• 2025-04-18 Listed $65,000 MARIS as Distributed by MLS Grid
• 2025-04-16 Coming Soon — MARIS as Distributed by MLS Grid
• 2002-10-18 Sold (Public Records) $56,000 Public Records

Property tax history

+7.6%/yr

Latest (2024): $837 · +5.0% YoY. Source: county tax records.