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 Fair condition 4,499 sqft lot $53/sqft · 53% 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 +2.2/5.0
• Schools +0.3/10.0

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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $916 ($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 22.9% vs local median 4.9% 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.
• Zoned schools: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $1,668/mo this rent would consume 93% of the median local household income ($21k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.53% ✓
• Cap rate: 22.94%
• Cash-on-cash: 59.46%
• DSCR: 3.65
• GRM: 3.3

CMA / ARV

• ARV (median comp): $139,863
• List price: $66,000
• Delta: -52.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2700 Bacon St	0.49mi	3/2.0	1,250 (+1%)	1mo	$117,500	$94	72
2239 University St	0.53mi	3/1.5	1,116 (-10%)	12mo	$79,900	$72	49
3721 Lincoln Ave	0.72mi	3/2.0	1,280 (+4%)	17mo	$160,000	$125	44
3630 Garfield Ave	0.65mi	3/2.0	1,100 (-11%)	14mo	$155,000	$141	38
3055 Thomas St	0.53mi	3/2.0	1,064 (-14%)	15mo	$100,000	$94	38
3721 Maffitt Ave	0.74mi	3/1.5	1,418 (+15%)	22mo	$20,000	$14	22

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: 63.2%
• Equity multiple: 4.38×
• Total profit: $62,527
• Equity at exit: $25,700

10-year hold

• IRR: 63.7%
• Equity multiple: 8.89×
• Total profit: $145,718
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 9 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $99,900 ($70/sqft)
• Median days on market: 72 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +62.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 63106

• Home prices YoY: 1.4%
• Active inventory: 18
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$346
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $916

Break-even live

Break-even rent $509

Max offer price $66,000

Occupancy floor 40%

Sensitivity live

Price	-10% $953	-5% $934	+0% $916	+5% $897	+10% $878
Rent	-10% $784	-5% $850	+0% $916	+5% $982	+10% $1,047
Rate	-1.0pp $949	-0.5pp $933	base $916	+0.5pp $899	+1.0pp $881

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	61d	1	0.55mi
1001 N Compton Ave St. Louis, MO	1.0–3.0	1.0–2.0	963	$1,394	$1.45	9d	16	0.72mi
2605-2637 Washington Ave St. Louis, MO	1.0–2.0	1.0–2.0	900	$1,645	$1.83	23d	6	0.86mi
2605 Washington Ave Unit 406 St. Louis, MO	2.0	2.0	900	$1,645	$1.83	13d	1	0.88mi
2206 Lucas Ave St. Louis, MO	1.0–2.0	1.0–2.0	1008	$1,900	$1.88	9d	18	0.90mi
715 N 21st St St. Louis, MO	1.0–2.0	1.0–2.0	900	$1,355	$1.51	73d	1	0.92mi
2323 Locust St Saint Louis, MO	1.0–2.0	1.0	1239	$1,750	$1.41	93d	2	0.94mi
2323 Locust ST #308 St Louis, MO	2.0	1.0	1386	$1,750	$1.26	73d	1	0.94mi
3041 Locust St St. Louis, MO	2.0	2.0	1243	$2,072	$1.67	93d	1	0.95mi
416 N 23rd St St. Louis, MO	1.0–2.0	1.0	780	$1,775	$2.28	11d	28	0.96mi
2034 Lucas Ave St. Louis, MO	1.0–2.0	1.0	1080	$1,525	$1.41	25d	1	0.97mi
1910 Agnes St Saint Louis, MO	3.0	1.0	704	$1,200	$1.70	93d	1	0.99mi
2200 Locust St Saint Louis, MO	1.0–2.0	1.0	855	$1,775	$2.07	9d	5	1.03mi
1901 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	1076	$1,500	$1.39	9d	37	1.06mi
1900 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	969	$1,650	$1.70	9d	10	1.07mi
3307 Olive St St. Louis, MO	1.0–2.0	1.0	912	$1,220	$1.34	93d	1	1.07mi
4029 N 22nd St Saint Louis, MO	3.0	1.5	1454	$1,300	$0.89	48d	1	1.10mi
721 N 17th St #204 Saint Louis, MO	2.0	2.0	1240	$1,550	$1.25	24d	1	1.10mi
721 N 17th St #204 Saint Louis, MO	2.0	2.0	1240	$1,550	$1.25	42d	1	1.10mi
1815 Locust St Saint Louis, MO	1.0–2.0	1.0–2.0	983	$1,543	$1.57	48d	6	1.13mi
1706 Washington Ave St. Louis, MO	1.0–2.0	1.0–2.0	1016	$1,781	$1.75	9d	13	1.17mi
1635 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	1206	$1,559	$1.29	9d	10	1.17mi
1627 Washington Ave Unit 202 St. Louis, MO	2.0	1.0	1450	$1,625	$1.12	93d	1	1.18mi
1627 Washington Ave Apt 503 St. Louis, MO	2.0	2.0	1400	$1,750	$1.25	93d	1	1.18mi
1717 Olive St Saint Louis, MO	2.0	1.0–2.0	957	$3,040	$3.18	9d	64	1.23mi
1531 Washington Ave St. Louis, MO	1.0–2.0	1.0	656	$1,609	$2.45	9d	5	1.24mi
2613 Belle Glade Ave Saint Louis, MO	2.0	1.5	1050	$1,400	$1.33	9d	1	1.31mi
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$775	$0.82	27d	1	1.31mi
3681 Lindell Blvd Saint Louis, MO	3.0	1.0–2.5	1292	$3,579	$2.77	9d	60	1.33mi
4123 Labadie Ave Saint Louis, MO	2.0	1.0	1330	$895	$0.67	39d	1	1.34mi
1111 Biddle St Saint Louis, MO	2.0	1.0	1200	$1,295	$1.08	93d	1	1.34mi
110 N 17th St Saint Louis, MO	2.0	1.0	653	$1,095	$1.68	36d	1	1.34mi
1300 Convention Plz Saint Louis, MO	2.0	1.0	877	$1,350	$1.54	93d	1	1.36mi
3717-3721 Westminster Pl St. Louis, MO	3.0	1.0–3.0	1343	$2,995	$2.23	32d	4	1.36mi
1307 Washington Ave St. Louis, MO	1.0–2.0	1.0	1201	$1,460	$1.22	11d	15	1.36mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	65d	81	1.39mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	9d	109	1.39mi
1209 Washington Ave Saint Louis, MO	1.0–2.0	1.5–2.0	1502	$2,095	$1.39	9d	26	1.42mi
1405 Pine St St. Louis, MO	2.0	2.0	1050	$1,290	$1.23	11d	1	1.45mi
1133 Washington Ave St. Louis, MO	2.0	1.0–2.0	637	$1,292	$2.03	93d	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: $20,016
• − Mortgage interest: −$3,697
• − Property taxes: −$341
• − Insurance: −$330
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$1,920
• Taxable income: $10,526
• Est. tax owed @ 24.0%: −$2,526
• After-tax cash flow: $8,462/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab Est. rehab $30,900–$55,620 screening

This single-family home requires moderate renovations to improve its condition and appeal to potential buyers. Key areas for improvement include the kitchen and bathroom, with fresh paint and updated fixtures being the highest-ROI updates.

Repairs flagged

• Minor Kitchen cabinets — The cabinets are dated and could be replaced for a fresh look.
• Minor Kitchen countertops — The countertops are dated and could be replaced for a fresh look.
• Minor Bathroom flooring — The flooring appears worn and could be replaced for a fresh look.
• Minor Kitchen flooring — The flooring appears worn and could be replaced for a fresh look.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers. ↑
• Resale Replace kitchen cabinets and countertops — New cabinets and countertops can greatly enhance the kitchen's functionality and aesthetic appeal. ↑
• Resale Replace bathroom flooring — Fresh flooring can make a significant difference in the home's appearance and appeal to potential buyers. ↑
• Resale Replace kitchen flooring — Fresh flooring can make a significant difference in the home's appearance and appeal to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 3/100

Zoned Schools

Elementary Nahed Chapman New American Aca F MO #1,099/1,115 Nat'l #41,309/41,679 Middle Yeatman-Liddell Middle School F MO #389/391 Nat'l #13,918/14,009 High Vashon High F MO #520/521 Nat'l #17,145/17,239

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: St. Louis · 315,737 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 7,742
• Household income: $21,475
• Rent vs Own: 88.1% rent · 11.9% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

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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.