1226 Watts Ave · University City, MO 63130

$155,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 18 Days on market

Built 1953 4,917 sqft lot

---

Why this score? — see what drove the D+ 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this charming home in UCity. Updated brick home is ready for you to call home, or add to your investment portfolio. NEW kitchen to include white shaker style cabinets with built-in pantry, QUATRZ counter tops & stainless steel 5 burner gas range. NEW WINDOWS! Living room features NEW carpet which leads to the hallway and bedrooms. NEW luxury vinyl plank flooring is in the kitchen and bathroom which features a NEW vanity and tile surrounded tub & shower combo. Bedrooms are ample in size & have ceiling fans. Architectural shingled roof & gutters are less than 2 years old. Entire home is freshly painted. Finished lower level features a large living space with

Key facts

• 4,917 sq ft lot
• Built 1953
• Listed 17 days

Property features AI

Finance

• Other: Private ownership
• Financial info: Lease not considered; No second mortgage indicated
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, natural gas, sewer and water connected
• Home design: Single family residence; One-level layout; Private ownership
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Concrete perimeter foundation; Built/updated (public records indicate above- and below-grade finished areas)
• Exterior features: Covered porch or patio; Chain link fencing; Back yard

Interior

• Kitchen: Stainless steel appliances; Gas range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Partially finished full basement; Updated/remodeled condition; Stainless steel appliances; Gas range
• Laundry & utility: Laundry in basement; Electric and gas dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (8.9% below list).
• Recommended offer: $141k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.4% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jackson Park Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 268 students, 100% FRL); Brittany Woods (math 15% / reading 20%, grade F, #350 of 391 statewide, top 90%, 532 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 163 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $141,166 (8.9% below list)

Questions for the listing agent

1. Built in 1953 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $94,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7049 Melrose Ave	0.11mi	2/1.0	864 (+2%)	2mo	$165,000	$191	90
7048 Raymond Ave	0.11mi	3/1.0 (+1)	851 (+0%)	7mo	$129,000	$152	84
7028 Julian Ave	0.20mi	2/1.0	864 (+2%)	8mo	$95,500	$111	81
7034 Corbitt Ave	0.27mi	2/1.5	870 (+2%)	4mo	$52,000	$60	78
6835 Etzel Ave	0.51mi	2/1.0	887 (+4%)	0mo	$89,500	$101	68
1085 Pennsylvania Ave	0.39mi	2/1.0	896 (+5%)	6mo	$100,000	$112	68
7020 Corbitt Ave	0.29mi	3/1.0 (+1)	960 (+13%)	4mo	$79,000	$82	56
1118 George St	0.20mi	1/1.0 (-1)	724 (-15%)	8mo	$75,000	$104	55
1617 Purdue Ave	0.50mi	2/1.5	768 (-10%)	6mo	$84,000	$109	54
7331 Wayne Ave	0.57mi	2/1.0	950 (+12%)	1mo	$159,900	$168	53
6937 Etzel Ave	0.39mi	3/1.5 (+1)	943 (+11%)	6mo	$130,000	$138	52
7231 Teal Ave	0.70mi	3/1.0 (+1)	941 (+11%)	3mo	$85,000	$90	42

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-15,508
• Equity at exit: $23,111

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,267
• Equity at exit: $13,402

Cash invested: $43,400 (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 63130

• Rents YoY: 3.6%
• Active inventory: 163
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$813
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $138

Break-even live

Break-even rent $1,237

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $225	-5% $182	+0% $138	+5% $94	+10% $50
Rent	-10% $26	-5% $82	+0% $138	+5% $194	+10% $249
Rate	-1.0pp $216	-0.5pp $177	base $138	+0.5pp $98	+1.0pp $57

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,395	$1.42	0d	1	0.20mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	25d	1	0.20mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	25d	1	0.24mi
1101 Purdue Ave Unit 1112 University City, MO	2.0	1.0	650	$1,175	$1.81	6d	1	0.35mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	45d	1	0.53mi
1195 Belrue Ave Unit 2S St. Louis, MO	1.0	1.0	800	$795	$0.99	25d	1	0.59mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	25d	1	0.68mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	23d	1	0.72mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	0.72mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	6d	1	0.72mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	45d	1	0.72mi
6704 Etzel Ave Saint Louis, MO	2.0	1.0	825	$1,325	$1.61	45d	1	0.74mi
6636 Etzel Ave Saint Louis, MO	3.0	1.5	1019	$1,350	$1.32	9d	1	0.78mi
6636 Etzel Ave Saint Louis, MO	3.0	2.0	1019	$1,350	$1.32	21d	1	0.78mi
6540 Avalon Ave Saint Louis, MO	2.0	1.0	696	$1,275	$1.83	0d	1	0.83mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	19d	1	0.83mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	19d	1	0.86mi
6614 Chamberlain Ave Saint Louis, MO	3.0	2.0	1000	$1,820	$1.82	25d	1	0.96mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,297	$1.20	0d	1	0.98mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	16d	1	0.99mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	45d	1	1.00mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	14d	1	1.08mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	25d	1	1.10mi
7812 Drexel Dr Saint Louis, MO	2.0	1.0	1100	$1,450	$1.32	0d	1	1.18mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	6d	1	1.20mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	0d	1	1.20mi
6401 Cates Ave Saint Louis, MO	1.0	1.0	580	$1,400	$2.41	25d	1	1.22mi
6312 Cates Ave Unit 2E University City, MO	2.0	1.0	900	$1,300	$1.44	45d	1	1.26mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$1,756	$2.31	0d	1	1.27mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	6d	1	1.32mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	0d	1	1.32mi
900 Eastgate Ave Saint Louis, MO	2.0	1.0	900	$1,095	$1.22	45d	1	1.33mi
8449 Atherton Dr St. Louis, MO	1.0–2.0	1.0	900	$1,245	$1.38	4d	2	1.38mi
6301 Delmar Blvd Unit 2NE University City, MO	1.0	1.0	525	$895	$1.70	19d	1	1.41mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,045	$1.80	0d	9	1.44mi
1131 Hodiamont Ave Unit 1135-2D St. Louis, MO	3.0	1.0	840	$1,225	$1.46	45d	1	1.47mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	45d	1	1.47mi

Listing history 13 events

1. 2026-06-21
   pricedays on market $155,000 Active 18 DOM
2. 2026-06-18
   days on market $169,900 Active 15 DOM
3. 2026-06-17
   days on market $169,900 Active 14 DOM
4. 2026-06-16
   days on market $169,900 Active 13 DOM
5. 2026-06-15
   days on market $169,900 Active 12 DOM
6. 2026-06-13
   days on market $169,900 Active 10 DOM
7. 2026-06-13
   days on market $169,900 Active 9 DOM
8. 2026-06-09
   days on market $169,900 Active 6 DOM
9. 2026-06-08
   days on market $169,900 Active 5 DOM
10. 2026-06-07
    days on market $169,900 Active 4 DOM
11. 2026-06-05
    status $169,900 Active 1 DOM
12. 2026-06-03
    remarks 683-char remark
13. 2026-06-03
    listed $169,900 Coming Soon 1 DOM

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$303/yr (+$25/mo · 25.2%)

ⓘ 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: $16,940
• − Mortgage interest: −$8,682
• − Property taxes: −$1,201
• − Insurance: −$775
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,509
• Taxable loss: −$937
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $1,878/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

Amenities D- Commute D- Cost of living B Crime C+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+99.9% since first listed

4 events — show timeline

• 2026-06-03 Coming Soon $169,900 MARIS as Distributed by MLS Grid
• 2024-09-12 Delisted — MARIS as Distributed by MLS Grid
• 2024-04-04 Pending — MARIS as Distributed by MLS Grid
• 2024-04-04 Listed $85,000 MARIS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2022): $1,201 · +1.0% YoY. Source: county tax records.