6025 W Cabanne Pl · St. Louis, MO 63112

$149,900

4 bd · 1.5 ba · 1,836 sqft · SingleFamily public records · 114 Days on market

Built 1925 0.29 ac lot $82/sqft · 28% below area Est $207k · 28% under

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Here is an investors dream. Spacious 3-bedroom, 2-bath home ready for renovation. Solid layout with great potential to modernize and maximize ARV. The Third level space is a great opportunity for additional living space. It’s in a Prime location close to the Delmar Loop entertainment district and minutes from Washington University — ideal for student rental, traveling professionals, or resale. In addition, the Hodiamont Greenway bike trial is coming soon on rear side of the property. With the right updates, this property could be an amazing asset.

Key facts

• 0.29 acre lot
• Built 1925
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 (+2.4%/yr); 121 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,393/mo this rent would consume 63% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $150k implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.60% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.36%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

• ARV (median comp): $206,997
• List price: $149,900
• Delta: -27.58%
• 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
938 Catalpa St	0.06mi	4/2.0	1,820 (-1%)	4mo	$199,900	$110	90
6158 Washington Blvd	0.48mi	3/2.5 (-1)	1,804 (-2%)	7mo	$350,000	$194	60
6170 Mcpherson Ave	0.66mi	3/1.5 (-1)	1,920 (+5%)	2mo	$439,000	$229	55
6018 Horton Pl	0.18mi	5/1.5 (+1)	2,105 (+15%)	9mo	$210,000	$100	55
6059 Mcpherson Ave	0.59mi	3/2.5 (-1)	1,760 (-4%)	3mo	$449,900	$256	54
5968 Degiverville Ave	0.40mi	3/1.0 (-1)	1,684 (-8%)	8mo	$120,000	$71	53
6122 Mcpherson Ave	0.63mi	3/1.5 (-1)	2,010 (+10%)	0mo	$425,000	$211	50
6144 Washington Blvd	0.47mi	3/1.5 (-1)	1,644 (-10%)	8mo	$349,000	$212	49
6142 Westminster Pl	0.53mi	5/3.5 (+1)	1,922 (+5%)	8mo	$490,000	$255	48
5854 Waterman Blvd	0.69mi	5/2.0 (+1)	1,960 (+7%)	4mo	$300,000	$153	46
5714 Maple Ave	0.49mi	3/2.5 (-1)	2,036 (+11%)	8mo	$104,500	$51	43
6109 Mcpherson Ave	0.60mi	3/2.5 (-1)	2,010 (+10%)	7mo	$459,000	$228	41

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: 21.9%
• Equity multiple: 1.89×
• Total profit: $37,386
• Equity at exit: $22,351

10-year hold

• IRR: 29.6%
• Equity multiple: 3.57×
• Total profit: $107,802
• Equity at exit: $12,961

Cash invested: $41,972 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$786
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $992

Break-even live

Break-even rent $1,137

Max offer price $149,900

Occupancy floor 54%

Sensitivity live

Price	-10% $1,077	-5% $1,034	+0% $992	+5% $950	+10% $907
Rent	-10% $803	-5% $898	+0% $992	+5% $1,087	+10% $1,181
Rate	-1.0pp $1,068	-0.5pp $1,030	base $992	+0.5pp $953	+1.0pp $914

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,795	$2.46	0d	9	0.21mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,610	$2.80	5d	1	0.37mi
5804 Cates Ave Unit 2 St. Louis, MO	3.0	1.0	1500	$1,500	$1.00	5d	1	0.39mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	45d	1	0.46mi
6017 Kingsbury Ave Unit 2f St. Louis, MO	4.0	1.0	1500	$3,250	$2.17	19d	1	0.53mi
6017 Kingsbury Ave Unit 2f St. Louis, MO	4.0	1.0	1500	$3,250	$2.17	0d	1	0.53mi
6009 Kingsbury Ave Saint Louis, MO	3.0	1.0	1368	$2,000	$1.46	5d	1	0.53mi
6017 Kingsbury Ave Unit 1F St. Louis, MO	3.0	1.0	1600	$2,700	$1.69	19d	1	0.53mi
6017 Kingsbury Ave Unit 1F St. Louis, MO	3.0	1.0	1600	$2,700	$1.69	0d	1	0.53mi
6409 Enright Ave University City, MO	3.0	1.5	1320	$2,420	$1.83	0d	2	0.62mi
5861 Nina Pl Unit 3W St. Louis, MO	3.0	1.0	1550	$1,750	$1.13	19d	1	0.63mi
5861 Nina Pl Apt 2W St. Louis, MO	3.0	1.0	1400	$1,750	$1.25	45d	1	0.63mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	0d	1	0.63mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	45d	1	0.63mi
5920 McPherson Ave Unit 1st Floor St. Louis, MO	3.0	1.0	1300	$2,550	$1.96	45d	1	0.63mi
5783 McPherson Ave Unit 2FL St. Louis, MO	3.0	2.0	1320	$2,550	$1.93	9d	1	0.65mi
5804 Pershing Ave Saint Louis, MO	3.0	2.5	1682	$2,495	$1.48	0d	1	0.79mi
6770 Chamberlain Ave Saint Louis, MO	3.0	1.5	1242	$1,950	$1.57	0d	1	0.98mi
5544 Waterman Blvd Unit 2E Saint Louis, MO	3.0	1.5	1813	$2,200	$1.21	0d	1	1.05mi
321 Belt Ave St. Louis, MO	3.0	2.0	1549	$2,300	$1.48	5d	1	1.11mi
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	25d	1	1.16mi
5394 Pershing Ave Saint Louis, MO	3.0	2.0	1500	$2,595	$1.73	45d	1	1.17mi
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,966	$4.26	0d	1	1.25mi
5345 Wells Ave Saint Louis, MO	3.0	1.0	2254	$1,295	$0.57	45d	1	1.29mi
275 Union Blvd St. Louis, MO	3.0	1.0–3.0	1317	$4,686	$3.56	0d	63	1.33mi
6936 Melrose Ave Saint Louis, MO	4.0	2.0	1396	$1,858	$1.33	25d	1	1.38mi
7045 Pershing Ave Saint Louis, MO	4.0	1.5	2080	$3,900	$1.88	0d	1	1.39mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	45d	1	1.47mi
7045 Plymouth Ave Saint Louis, MO	3.0	2.0	1532	$1,745	$1.14	13d	1	1.49mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	45d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $149,900 Active 114 DOM
2. 2026-06-18
   days on market $149,900 Active 111 DOM
3. 2026-06-17
   days on market $149,900 Active 110 DOM
4. 2026-06-16
   days on market $149,900 Active 109 DOM
5. 2026-06-15
   days on market $149,900 Active 108 DOM
6. 2026-06-13
   days on market $149,900 Active 106 DOM
7. 2026-06-09
   days on market $149,900 Active 102 DOM
8. 2026-06-08
   days on market $149,900 Active 101 DOM
9. 2026-06-08
   days on market $149,900 Active 100 DOM
10. 2026-06-05
    days on market $149,900 Active 97 DOM
11. 2026-06-03
    days on market $149,900 Active 96 DOM
12. 2026-06-02
    days on market $149,900 Active 95 DOM
13. 2026-06-01
    days on market $149,900 Active 94 DOM
14. 2026-05-31
    days on market $149,900 Active 93 DOM
15. 2026-05-04
    price $158,000 566-char remark

    Show marketing remark (566 chars)

    Here is an investors dream. Spacious 3-bedroom, 2-bath home ready for renovation. Solid layout with great potential to modernize and maximize ARV. The Third level space is a great opportunity for additional living space. It’s in a Prime location close to the Delmar Loop entertainment district and minutes from Washington University — ideal for student rental, traveling professionals, or resale. In addition, the Hodiamont Greenway bike trial is coming soon on rear side of the property. With the right updates, this property could be an amazing asset.

16. 2026-03-02
    price $165,000 566-char remark

    Show marketing remark (566 chars)

    Here is an investors dream. Spacious 3-bedroom, 2-bath home ready for renovation. Solid layout with great potential to modernize and maximize ARV. The Third level space is a great opportunity for additional living space. It’s in a Prime location close to the Delmar Loop entertainment district and minutes from Washington University — ideal for student rental, traveling professionals, or resale. In addition, the Hodiamont Greenway bike trial is coming soon on rear side of the property. With the right updates, this property could be an amazing asset.

17. 2026-02-28
    listed $168,000 Active 566-char remark

    Show marketing remark (566 chars)

    Here is an investors dream. Spacious 3-bedroom, 2-bath home ready for renovation. Solid layout with great potential to modernize and maximize ARV. The Third level space is a great opportunity for additional living space. It’s in a Prime location close to the Delmar Loop entertainment district and minutes from Washington University — ideal for student rental, traveling professionals, or resale. In addition, the Hodiamont Greenway bike trial is coming soon on rear side of the property. With the right updates, this property could be an amazing asset.

18. 2026-02-27
    historical $168,000 566-char remark

    Show marketing remark (566 chars)

    Here is an investors dream. Spacious 3-bedroom, 2-bath home ready for renovation. Solid layout with great potential to modernize and maximize ARV. The Third level space is a great opportunity for additional living space. It’s in a Prime location close to the Delmar Loop entertainment district and minutes from Washington University — ideal for student rental, traveling professionals, or resale. In addition, the Hodiamont Greenway bike trial is coming soon on rear side of the property. With the right updates, this property could be an amazing asset.

19. 2016-12-08
    soldstatus $35,000
20. 2016-12-06
    soldstatus Closed 169-char remark

    Show marketing remark (169 chars)

    Property needs total rehab. Rehab located on West Cabbane Pl. just four blocks from the Delmar Loop. Home sold AS-IS. Seller will not provide any inspections or repairs.

21. 2016-11-17
    status Pending 169-char remark

    Show marketing remark (169 chars)

    Property needs total rehab. Rehab located on West Cabbane Pl. just four blocks from the Delmar Loop. Home sold AS-IS. Seller will not provide any inspections or repairs.

22. 2016-11-11
    listed $30,000 Active 169-char remark

    Show marketing remark (169 chars)

    Property needs total rehab. Rehab located on West Cabbane Pl. just four blocks from the Delmar Loop. Home sold AS-IS. Seller will not provide any inspections or repairs.

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$854/yr (+$71/mo · 142.4%)

ⓘ 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 · 20 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: $28,718
• − Mortgage interest: −$8,397
• − Property taxes: −$600
• − Insurance: −$750
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − Depreciation: −$4,361
• Taxable income: $10,016
• Est. tax owed @ 24.0%: −$2,404
• After-tax cash flow: $9,501/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

+426.7% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $158,000 MARIS as Distributed by MLS Grid
• 2026-03-02 Price Changed $165,000 MARIS as Distributed by MLS Grid
• 2026-02-28 Listed $168,000 MARIS as Distributed by MLS Grid
• 2026-02-27 Coming Soon $168,000 MARIS as Distributed by MLS Grid
• 2016-12-08 Sold (Public Records) $35,000 Public Records
• 2016-12-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-11-17 Pending — MARIS as Distributed by MLS Grid
• 2016-11-11 Listed $30,000 MARIS as Distributed by MLS Grid

Property tax history

-0.2%/yr

Latest (2024): $600 · +4.9% YoY. Source: county tax records.