5740 Greer Ave · St. Louis, MO 63120

$70,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 23 Days on market

Built 1960 3,027 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Great investment opportunity with a Section 8 tenant currently in place on a yearly lease, generating $1,400/month in rental income. The lease is expiring soon, and the tenant may vacate prior to closing, offering flexibility for investors or owner-occupants. This property features 3 bedrooms upstairs with a possible additional bedroom in the basement, 1 full bathroom on the main level, and a half bath downstairs. Recent updates include a new kitchen, updated bathroom, and newer AC unit. Additional features include a 1-car garage and extra living/storage space in the basement. Whether you’re looking to expand your rental portfolio or purchase a home with income potential, this propert

Key facts

• Newer ac unit
• New kitchen
• 1 car garage

Tags

• NEW KITCHEN
• UPDATED BATHROOM
• NEWER AC UNIT
• EXTRA LIVING STORAGE SPACE
• 1 CAR GARAGE

Property features AI

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Level lot

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom; Additional half bathroom on lower level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% 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.
• Zoned schools: Sigel Elem. Comm. Ed. Ctr. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 219 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 40% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $862 of equity ($484 loan paydown + $378 appreciation (0.5% 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 (0.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.67% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.30%
• DSCR: 2.35
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $36,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5710 Saint Louis Ave	0.12mi	2/1.0 (-1)	1,000 (+4%)	8mo	$25,000	$25	76
34 Blakemore Pl	0.51mi	2/1.0 (-1)	988 (+3%)	2mo	$55,000	$56	65
6241 Lorraine Ave	0.71mi	3/1.0	950 (-1%)	4mo	$57,900	$61	62
2810 Arlington Ave	0.59mi	2/1.0 (-1)	968 (+1%)	6mo	$25,000	$26	61
6206 Lorraine Ave	0.59mi	3/1.0	918 (-4%)	6mo	$69,900	$76	60
5658 Maffitt Ave	0.30mi	2/1.0 (-1)	850 (-12%)	4mo	$25,000	$29	59
5920 Dressell Ave	0.61mi	2/1.0 (-1)	912 (-5%)	3mo	$75,000	$82	56
6219 Dardanella Ave	0.70mi	3/1.0	980 (+2%)	13mo	$34,900	$36	53
1636 Belt Ave	0.72mi	2/1.0 (-1)	1,003 (+4%)	9mo	$19,900	$20	47
2505 Crescent Ave	0.68mi	3/1.0	850 (-12%)	5mo	$100,000	$118	45
1632 Belt Ave	0.72mi	2/1.0 (-1)	1,003 (+4%)	12mo	$37,900	$38	44
2917 Abner Pl	0.61mi	3/1.0	1,104 (+15%)	13mo	$25,000	$23	36

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

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 2.59×
• Total profit: $31,247
• Equity at exit: $22,234

10-year hold

• IRR: 34.7%
• Equity multiple: 5.03×
• Total profit: $78,980
• Equity at exit: $28,301

Cash invested: $19,600 (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 63120

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$367
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $495

Break-even live

Break-even rent $540

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $534	-5% $515	+0% $495	+5% $475	+10% $455
Rent	-10% $403	-5% $449	+0% $495	+5% $541	+10% $587
Rate	-1.0pp $530	-0.5pp $513	base $495	+0.5pp $477	+1.0pp $458

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5662 Maffitt Ave Saint Louis, MO	2.0	1.0	850	$895	$1.05	9d	1	0.31mi
5818 Ferris Ave Saint Louis, MO	3.0	1.0	1014	$1,500	$1.48	46d	1	0.44mi
5824 Ferris Ave Saint Louis, MO	4.0	2.0	1008	$1,500	$1.49	46d	1	0.45mi
5608 Wabada Ave Saint Louis, MO	2.0	1.0	910	$1,300	$1.43	18d	1	0.51mi
3720 Darby St Saint Louis, MO	2.0	1.0	960	$1,123	$1.17	46d	1	0.56mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	25d	1	0.66mi
1965 Arlington Ave Saint Louis, MO	3.0	1.0	980	$1,300	$1.33	6d	1	0.72mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	25d	1	1.18mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	46d	1	1.20mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	6d	1	1.20mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	46d	1	1.21mi
5989 Julian Ave Unit 37 St. Louis, MO	2.0	1.0	780	$1,200	$1.54	20d	1	1.21mi
4935 Alcott Ave Saint Louis, MO	3.0	1.0	680	$705	$1.04	18d	1	1.36mi
5203 Page Blvd Unit 5201 1st Floor St. Louis, MO	2.0	1.0	1000	$750	$0.75	16d	1	1.41mi

Listing history 16 events

1. 2026-06-21
   days on market $70,000 Active 23 DOM
2. 2026-06-18
   days on market $70,000 Active 20 DOM
3. 2026-06-17
   days on market $70,000 Active 19 DOM
4. 2026-06-16
   days on market $70,000 Active 18 DOM
5. 2026-06-15
   days on market $70,000 Active 17 DOM
6. 2026-06-13
   days on market $70,000 Active 15 DOM
7. 2026-06-09
   days on market $70,000 Active 11 DOM
8. 2026-06-08
   days on market $70,000 Active 10 DOM
9. 2026-06-07
   days on market $70,000 Active 9 DOM
10. 2026-06-05
    days on market $70,000 Active 6 DOM
11. 2026-06-03
    days on market $70,000 Active 5 DOM
12. 2026-06-02
    days on market $70,000 Active 4 DOM
13. 2026-06-01
    days on market $70,000 Active 3 DOM
14. 2026-05-31
    days on market $70,000 Active 2 DOM
15. 2026-05-29
    listed $70,000 Active
16. 2003-06-06
    soldstatus $50,000

ⓘ 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: $360 · $30/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$319/yr (+$27/mo · 88.5%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,992
• − Mortgage interest: −$3,921
• − Property taxes: −$360
• − Insurance: −$350
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$2,036
• Taxable income: $5,086
• Est. tax owed @ 24.0%: −$1,221
• After-tax cash flow: $4,718/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): 6,790
• Household income: $35,176
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 555.0

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: Predominantly Black (90%)
• Race & ethnicity: Black 90% Two or more races 7% White 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

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: ▲ 0.54%
• Current HPI: 141.8177
• Rent YoY: —
• 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

+40.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $70,000 MARIS as Distributed by MLS Grid
• 2003-06-06 Sold (Public Records) $50,000 Public Records

Property tax history

-1.2%/yr

Latest (2024): $360 · +4.7% YoY. Source: county tax records.