5636 Acme Ave · St. Louis, MO 63136

$29,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 43 Days on market

Built 1950 3,449 sqft lot $35/sqft · 39% below area Est $49k · 39% under

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Why this score? — see what drove the A- 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
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Opportunity awaits. This 2 bdrm bungalow with hardwood floors needs your vision but much of what you need is already there. The home has newer vinyl siding, some vinyl windows, hardwood floors, a new bath vanity, tile floor and toilet -- it just needs some final touches. The kitchen is ready for it's transformation and there are cabinets there waiting on you along with other components that make this home the dollhouse it should be. The home is being sold as is.

Key facts

• 3,449 sq ft lot
• Built 1950
• Listed 42 days

Property features AI

Finance

• Other: Private ownership
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Block foundation
• Exterior features: Back yard fencing; Front and back yard

Interior

• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Hardwood floors; Full, unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.5% 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 A — 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: Herzog Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 247 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: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 33% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $1k appreciation (3.8% 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 (3.8% appreciation + 5.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1950 — 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: 3.77% ✓
• Cap rate: 34.54%
• Cash-on-cash: 100.88%
• DSCR: 5.49
• GRM: 2.2

CMA / ARV

• ARV (median comp): $49,069
• List price: $29,900
• Delta: -39.07%
• 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
5712 Floy Ave	0.12mi	2/1.0	966 (+12%)	1mo	$62,000	$64	74
7041 Garesche Ave	0.66mi	2/1.0	864 (0%)	3mo	$39,900	$46	67
5617 Janet Ave	0.35mi	3/1.0 (+1)	909 (+5%)	4mo	$39,900	$44	67
5916 Alpha Ave	0.40mi	2/1.0	936 (+8%)	3mo	$74,900	$80	65
5811 Helen Ave	0.46mi	3/1.0 (+1)	806 (-7%)	0mo	$29,900	$37	62
1934 Damato Ct	0.58mi	2/1.0	900 (+4%)	6mo	$25,000	$28	61
5820 Helen Ave	0.45mi	2/1.0	936 (+8%)	7mo	$52,500	$56	60
7053 Idlewild Ave	0.67mi	2/1.0	900 (+4%)	5mo	$116,800	$130	58
5454 Hodiamont Ave	0.34mi	2/1.5	969 (+12%)	6mo	$40,000	$41	57
5920 Lalite Ave	0.65mi	2/1.0	760 (-12%)	4mo	$22,000	$29	46
7117 W Florissant Ave	0.71mi	2/1.0	992 (+15%)	1mo	$77,000	$78	41
5519 Partridge Ave	0.58mi	3/2.0 (+1)	992 (+15%)	3mo	$12,500	$13	37

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

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.21×
• Total profit: $51,985
• Equity at exit: $14,794

10-year hold

• IRR: —
• Equity multiple: 15.85×
• Total profit: $124,341
• Equity at exit: $23,910

Cash invested: $8,372 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$157
• Tax from tax record: −$19 /mo · $222/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $704

Break-even live

Break-even rent $238

Max offer price $29,900

Occupancy floor 33%

Sensitivity live

Price	-10% $721	-5% $712	+0% $704	+5% $695	+10% $687
Rent	-10% $615	-5% $659	+0% $704	+5% $748	+10% $793
Rate	-1.0pp $719	-0.5pp $711	base $704	+0.5pp $696	+1.0pp $688

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	0.04mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	0.09mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.12mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.14mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	21d	1	0.16mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.18mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	0.20mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	21d	1	0.21mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.35mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	0.36mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.38mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	24d	1	0.39mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.40mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	0.46mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.48mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	44d	1	0.50mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	0.54mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.54mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.58mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	0.59mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	0.61mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	24d	1	0.63mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.64mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	18d	1	0.65mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	24d	1	0.66mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	0.68mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	0.69mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.70mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	4d	1	0.71mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.77mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	0.77mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.77mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.79mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.84mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	0.86mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	0.88mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	44d	1	0.94mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.96mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	24d	1	0.96mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.96mi

Listing history 17 events

1. 2026-06-18
   days on market $29,900 Active 43 DOM
2. 2026-06-17
   days on market $29,900 Active 42 DOM
3. 2026-06-16
   days on market $29,900 Active 41 DOM
4. 2026-06-15
   days on market $29,900 Active 40 DOM
5. 2026-06-13
   days on market $29,900 Active 38 DOM
6. 2026-06-09
   days on market $29,900 Active 34 DOM
7. 2026-06-08
   days on market $29,900 Active 33 DOM
8. 2026-06-07
   days on market $29,900 Active 32 DOM
9. 2026-06-05
   days on market $29,900 Active 29 DOM
10. 2026-06-03
    days on market $29,900 Active 28 DOM
11. 2026-06-02
    days on market $29,900 Active 27 DOM
12. 2026-06-01
    days on market $29,900 Active 26 DOM
13. 2026-05-31
    days on market $29,900 Active 25 DOM
14. 2026-05-07
    listed $29,900 Active 469-char remark
15. 2026-05-06
    historical $29,900 469-char remark
16. 1993-01-29
    soldstatus
17. 1992-05-27
    soldstatus

ⓘ 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: $222 · $19/mo
• Projected year-2 tax: $290 · $24/mo
• Expected delta: +$68/yr (+$6/mo · 30.5%)

ⓘ 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: $13,543
• − Mortgage interest: −$1,675
• − Property taxes: −$222
• − Insurance: −$150
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$870
• Taxable income: $8,460
• Est. tax owed @ 24.0%: −$2,030
• After-tax cash flow: $6,416/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 County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-07 Listed $29,900 MARIS as Distributed by MLS Grid
• 2026-05-06 Coming Soon $29,900 MARIS as Distributed by MLS Grid
• 1993-01-29 Sold (Public Records) — Public Records
• 1992-05-27 Sold (Public Records) — Public Records

Property tax history

-4.2%/yr

Latest (2024): $222 · +4.5% YoY. Source: county tax records.