1724 Elliott Ave · St. Louis, MO 63106

$66,000

3 bd · 1.5 ba · 1,236 sqft · SingleFamily public records · 57 Days on market

Built 1972 4,499 sqft lot $53/sqft · 57% 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
• Appreciation +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Back on market, no fault of the seller, with a new price!!! Check out this equity-building house, being sold with the lot next to it also! This would be a great investment property, rental, or just someone wanting to have a nice house with a huge yard for activities. House being sold as-is, no repairs will be provided by seller.

Key facts

• 4,499 sq ft lot
• Built 1972
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $950 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.6% 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: 15 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($456 loan paydown + $1k appreciation (1.9% local appreciation)).
• 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 (1.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $29k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $64,020 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1972 — 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 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: 2.59% ✓
• Cap rate: 23.56%
• Cash-on-cash: 61.67%
• DSCR: 3.74
• GRM: 3.2

CMA / ARV

• ARV (median comp): $152,671
• List price: $66,000
• Delta: -56.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2239 University St	0.53mi	3/1.5	1,116 (-10%)	10mo	$79,900	$72	50
3721 Lincoln Ave	0.72mi	3/2.0	1,280 (+4%)	15mo	$160,000	$125	46
3055 Thomas St	0.53mi	3/2.0	1,064 (-14%)	13mo	$100,000	$94	39
3630 Garfield Ave	0.65mi	3/2.0	1,100 (-11%)	13mo	$155,000	$141	39
3721 Maffitt Ave	0.74mi	3/1.5	1,418 (+15%)	21mo	$20,000	$14	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.4%
• Equity multiple: 4.50×
• Total profit: $64,693
• Equity at exit: $25,700

10-year hold

• IRR: 65.8%
• Equity multiple: 9.14×
• Total profit: $150,395
• Equity at exit: $36,755

Cash invested: $18,480 (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 63106

• Home prices YoY: 1.4%
• Active inventory: 15
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$346
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $950

Break-even live

Break-even rent $509

Max offer price $66,000

Occupancy floor 40%

Sensitivity live

Price	-10% $987	-5% $968	+0% $950	+5% $931	+10% $912
Rent	-10% $815	-5% $882	+0% $950	+5% $1,017	+10% $1,085
Rate	-1.0pp $983	-0.5pp $966	base $950	+0.5pp $933	+1.0pp $915

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2239 University St Saint Louis, MO	3.0	1.5	1116	$1,295	$1.16	12d	1	0.55mi
2605-2637 Washington Ave St. Louis, MO	1.0–2.0	1.0–2.0	775	$1,645	$2.12	12d	7	0.86mi
2206 Lucas Ave St. Louis, MO	1.0–2.0	1.0–2.0	1047	$1,900	$1.81	2d	20	0.90mi
715 N 21st St St. Louis, MO	1.0–2.0	1.0–2.0	900	$1,355	$1.51	24d	1	0.92mi
2323 Locust St Saint Louis, MO	1.0–2.0	1.0	1239	$1,750	$1.41	44d	2	0.94mi
2323 Locust ST #308 St Louis, MO	2.0	1.0	1386	$1,750	$1.26	24d	1	0.94mi
3041 Locust St St. Louis, MO	2.0	2.0	1243	$2,072	$1.67	44d	1	0.95mi
416 N 23rd St St. Louis, MO	1.0–2.0	1.0	780	$1,775	$2.28	5d	23	0.96mi
2034 Lucas Ave St. Louis, MO	1.0–2.0	1.0	1080	$1,525	$1.41	44d	1	0.97mi
2217 Locust St Saint Louis, MO	2.0	2.0	830	$1,475	$1.78	44d	1	0.98mi
1910 Agnes St Saint Louis, MO	3.0	1.0	704	$1,200	$1.70	44d	1	0.99mi
2200 Locust St Saint Louis, MO	1.0–2.0	1.0–1.5	862	$1,695	$1.97	4d	6	1.03mi
1901 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	1076	$1,500	$1.39	5d	38	1.06mi
1900 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	960	$1,650	$1.72	2d	12	1.07mi
3307 Olive St St. Louis, MO	1.0–2.0	1.0	912	$1,220	$1.34	44d	1	1.07mi
1800 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	927	$1,645	$1.77	44d	13	1.12mi
1815 Locust St Saint Louis, MO	1.0–2.0	1.0–2.0	983	$1,543	$1.57	44d	7	1.13mi
1706 Washington Ave St. Louis, MO	1.0–2.0	1.0–2.0	997	$1,761	$1.77	2d	10	1.17mi
1635 Washington Ave Saint Louis, MO	1.0–2.0	1.0	1135	$1,495	$1.32	3d	4	1.17mi
1627 Washington Ave Unit 202 St. Louis, MO	2.0	1.0	1450	$1,625	$1.12	44d	1	1.18mi
1627 Washington Ave Apt 503 St. Louis, MO	2.0	2.0	1400	$1,750	$1.25	44d	1	1.18mi
1717 Olive St Saint Louis, MO	2.0	1.0–2.0	957	$2,982	$3.12	2d	64	1.23mi
1531 Washington Ave St. Louis, MO	1.0–2.0	1.0	656	$1,609	$2.45	2d	5	1.24mi
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$800	$0.85	5d	1	1.31mi
3681 Lindell Blvd Saint Louis, MO	3.0	1.0–2.5	1292	$3,579	$2.77	2d	62	1.33mi
1111 Biddle St Saint Louis, MO	2.0	1.0	1200	$1,295	$1.08	44d	1	1.34mi
110 N 17th St Saint Louis, MO	2.0	1.0	653	$1,095	$1.68	8d	1	1.34mi
1300 Convention Plz Saint Louis, MO	2.0	1.0	877	$1,350	$1.54	44d	1	1.36mi
3717-3721 Westminster Pl St. Louis, MO	3.0	1.0–3.0	1343	$2,735	$2.04	17d	4	1.36mi
1115 Carr St St. Louis, MO	1.0–2.0	1.0	747	$1,123	$1.50	5d	13	1.36mi
1307 Washington Ave St. Louis, MO	1.0–2.0	1.0	1261	$1,485	$1.18	8d	17	1.36mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	17d	81	1.39mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	2d	128	1.39mi
1209 Washington Ave Saint Louis, MO	1.0–2.0	1.5–2.0	1483	$2,190	$1.48	2d	22	1.42mi
1405 Pine St St. Louis, MO	2.0	2.0	1020	$1,240	$1.22	4d	1	1.45mi
1133 Washington Ave St. Louis, MO	2.0	1.0–2.0	637	$1,292	$2.03	44d	1	1.47mi
1708 Annie Malone Dr Saint Louis, MO	3.0	1.5	924	$1,500	$1.62	44d	1	1.47mi

Listing history 11 events

1. 2026-06-01
   days on market $66,000 Active 57 DOM
2. 2026-05-31
   days on market $66,000 Active 56 DOM
3. 2026-04-29
   price $73,000 332-char remark

   Show marketing remark (332 chars)

   Back on market, no fault of the seller, with a new price!!! Check out this equity-building house, being sold with the lot next to it also! This would be a great investment property, rental, or just someone wanting to have a nice house with a huge yard for activities. House being sold as-is, no repairs will be provided by seller.

4. 2026-04-23
   status Active 332-char remark

   Show marketing remark (332 chars)

   Back on market, no fault of the seller, with a new price!!! Check out this equity-building house, being sold with the lot next to it also! This would be a great investment property, rental, or just someone wanting to have a nice house with a huge yard for activities. House being sold as-is, no repairs will be provided by seller.

5. 2026-04-23
   price $82,500 332-char remark

   Show marketing remark (332 chars)

   Back on market, no fault of the seller, with a new price!!! Check out this equity-building house, being sold with the lot next to it also! This would be a great investment property, rental, or just someone wanting to have a nice house with a huge yard for activities. House being sold as-is, no repairs will be provided by seller.

6. 2026-04-15
   status Pending 332-char remark

   Show marketing remark (332 chars)

   Back on market, no fault of the seller, with a new price!!! Check out this equity-building house, being sold with the lot next to it also! This would be a great investment property, rental, or just someone wanting to have a nice house with a huge yard for activities. House being sold as-is, no repairs will be provided by seller.

7. 2026-04-09
   price $87,500 332-char remark

   Show marketing remark (332 chars)

   Back on market, no fault of the seller, with a new price!!! Check out this equity-building house, being sold with the lot next to it also! This would be a great investment property, rental, or just someone wanting to have a nice house with a huge yard for activities. House being sold as-is, no repairs will be provided by seller.

8. 2026-03-29
   listed $95,000 Active 332-char remark

   Show marketing remark (332 chars)

   Back on market, no fault of the seller, with a new price!!! Check out this equity-building house, being sold with the lot next to it also! This would be a great investment property, rental, or just someone wanting to have a nice house with a huge yard for activities. House being sold as-is, no repairs will be provided by seller.

9. 2026-03-28
   historical $95,000 332-char remark

   Show marketing remark (332 chars)

   Back on market, no fault of the seller, with a new price!!! Check out this equity-building house, being sold with the lot next to it also! This would be a great investment property, rental, or just someone wanting to have a nice house with a huge yard for activities. House being sold as-is, no repairs will be provided by seller.

10. 2025-09-22
    listed $60,000 Active
11. 2025-09-22
    historical

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$299/yr (+$25/mo · 87.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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: $20,532
• − Mortgage interest: −$3,697
• − Property taxes: −$341
• − Insurance: −$330
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$1,920
• Taxable income: $10,959
• Est. tax owed @ 24.0%: −$2,630
• After-tax cash flow: $8,766/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
• City population: 283,259
• Population (ZIP): 7,742

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: Predominantly Black (89%)
• Race & ethnicity: Black 89% White 7% Two or more races 2% Hispanic / Latino 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 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: ▲ 1.91%
• Current HPI: 133.284
• Rent YoY: —
• Metro: —
• 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

+21.7% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $73,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-23 Price Changed $82,500 MARIS as Distributed by MLS Grid
• 2026-04-15 Pending — MARIS as Distributed by MLS Grid
• 2026-04-09 Price Changed $87,500 MARIS as Distributed by MLS Grid
• 2026-03-29 Listed $95,000 MARIS as Distributed by MLS Grid
• 2026-03-28 Coming Soon $95,000 MARIS as Distributed by MLS Grid
• 2025-09-22 Listed $60,000 MARIS as Distributed by MLS Grid
• 2025-09-22 Coming Soon — MARIS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2023): $341 · -1.8% YoY. Source: county tax records.