1004 Spruce St #417 · St. Louis, MO 63102

$129,900

1 bd · 1.0 ba · 824 sqft · Condo public records · 19 Days on market

Built 1900 $226/mo HOA · 18% of rent

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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 +9.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• 1% rule +4.5/10.0
• DSCR +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.2/10.0

Listing remarks MLS

Experience true downtown living in this stylish loft at Ballpark Lofts, where character, convenience, and city energy come together! This 1-bed, 1-bath condo offers an open and airy floor plan with soaring ceilings, exposed brick, and concrete flooring that perfectly capture the industrial charm of the space, while warm, inviting finishes make it feel like home. The kitchen features custom cabinetry and stainless steel appliances, flowing seamlessly into the living and dining area, ideal for entertaining or relaxing after a day in the city. The spacious bedroom provides a comfortable retreat, and in-unit laundry adds everyday convenience. Enjoy access to premium building amenities, including a rooftop deck with incredible city and stadium views. Located in the heart of downtown, just steps from Busch Stadium, Enterprise Center, dining, nightlife, and entertainment, this is the perfect opportunity for low-maintenance living in one of St. Louis’ most vibrant areas. Seller's prefer to sell the unit fully furnished, but can make arrangements otherwise.

Key facts

• Custom cabinetry
• Open floor plan
• Exposed brick

Tags

• OPEN FLOOR PLAN
• EXPOSED BRICK
• CONCRETE FLOORING
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• IN-UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (4.8% below list).
• Recommended offer: $114k (12.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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: Rents soft (-0.9%/yr); 10 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $1k of equity ($898 loan paydown + $177 appreciation (0.1% local appreciation)).
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $113,922 (12.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.14% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.66×
• Total profit: $-12,228
• Equity at exit: $38,605

10-year hold

• IRR: -3.7%
• Equity multiple: 0.63×
• Total profit: $-13,580
• Equity at exit: $47,119

Cash invested: $36,372 (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 63102

• Home prices YoY: 0.1%
• Rents YoY: -0.9%
• Active inventory: 10
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$681
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$54
• HOA: −$226
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-90

Break-even live

Break-even rent $1,351

Max offer price $113,922

Occupancy floor —

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Spruce St St. Louis, MO	1.0–2.0	1.0–2.0	957	$1,075	$1.12	2d	17	0.08mi
614 S 7th St Unit 402 St. Louis, MO	1.0	1.0	735	$1,150	$1.56	44d	1	0.20mi
1 Cardinal Way Saint Louis, MO	1.0–2.0	1.0–2.0	905	$1,795	$1.98	2d	23	0.32mi
300 S Broadway St. Louis, MO	1.0	1.0	710	$1,985	$2.79	20d	10	0.34mi
206 N 9th St Unit 1207 St. Louis, MO	2.0	1.0	843	$1,100	$1.30	44d	1	0.41mi
206 N 9th St Unit 502 St. Louis, MO	1.0	1.0	626	$895	$1.43	44d	1	0.41mi
206 N 9th St Unit 1306 St. Louis, MO	2.0	2.0	897	$1,250	$1.39	44d	1	0.41mi
206 N 9th St Unit 514 St. Louis, MO	1.0	1.0	675	$975	$1.44	44d	1	0.41mi
206 N 9th St Unit 712 St. Louis, MO	1.0	1.0	783	$925	$1.18	7d	1	0.41mi
206 N 9th St Unit 811 St. Louis, MO	1.0	1.0	633	$895	$1.41	7d	1	0.41mi
206 N 9th St Unit 307 St. Louis, MO	2.0	1.0	897	$1,100	$1.23	4d	1	0.41mi
206 N 9th St Unit 916 St. Louis, MO	2.0	2.0	914	$1,250	$1.37	24d	1	0.41mi
206 N 9th St Unit 509 St. Louis, MO	1.0	1.0	701	$925	$1.32	44d	1	0.41mi
800 Olive St Saint Louis, MO	1.0–2.0	1.0–2.0	1063	$998	$0.94	2d	26	0.43mi
720 Olive St St. Louis, MO	3.0	1.0–2.0	1778	$2,447	$1.38	2d	15	0.43mi
1226 Olive St St. Louis, MO	1.0–2.0	1.0–2.0	1157	$1,449	$1.25	2d	2	0.47mi
300 N Tucker Blvd Apt 406 St. Louis, MO	1.0	1.0	834	$1,250	$1.50	14d	1	0.48mi
300 N Tucker Blvd St. Louis, MO	1.0–2.0	1.0–2.0	1013	$1,200	$1.18	2d	10	0.48mi
1014 Locust St Saint Louis, MO	1.0–2.0	1.0–2.0	1110	$1,430	$1.29	2d	2	0.49mi
1405 Pine St St. Louis, MO	2.0	2.0	1020	$1,240	$1.22	3d	1	0.51mi
917 Locust St St. Louis, MO	1.0	1.0	683	$1,305	$1.91	16d	3	0.51mi
515 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1117	$1,285	$1.15	2d	26	0.53mi
1000 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	959	$1,200	$1.25	2d	24	0.57mi
1110 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	1006	$995	$0.99	2d	19	0.58mi
1133 Washington Ave St. Louis, MO	2.0	1.0–2.0	637	$1,034	$1.62	44d	1	0.62mi
110 N 17th St Saint Louis, MO	2.0	1.0	653	$805	$1.23	7d	1	0.63mi
1501 Locust St Saint Louis, MO	1.0	1.0	1002	$1,200	$1.20	44d	1	0.65mi
1307 Washington Ave St. Louis, MO	1.0–2.0	1.0	1261	$1,125	$0.89	7d	17	0.65mi
1720 Chouteau Ave #404 Saint Louis, MO	2.0	2.0	1089	$1,495	$1.37	24d	1	0.66mi
1720 Chouteau Ave #404 Saint Louis, MO	2.0	2.0	1089	$1,450	$1.33	22d	1	0.66mi
400 N 4th St Saint Louis, MO	2.0	1.0–2.0	1162	$1,997	$1.72	2d	1	0.68mi
555 N 4th St St. Louis, MO	1.0–2.0	1.0–1.5	1180	$1,165	$0.99	44d	12	0.68mi
555 N 4th St St. Louis, MO	2.0	1.0	1080	$1,450	$1.34	16d	1	0.68mi
210 N 17th St Saint Louis, MO	1.0	1.0	648	$950	$1.47	44d	1	0.68mi
1420 Menard St #2 St. Louis, MO	2.0	1.0	900	$900	$1.00	24d	1	0.71mi
1300 Convention Plz Saint Louis, MO	2.0	1.0	877	$1,188	$1.35	44d	1	0.71mi
1531 Washington Ave St. Louis, MO	1.0–2.0	1.0	656	$1,020	$1.55	2d	5	0.73mi
1717 Olive St Saint Louis, MO	2.0	1.0–2.0	957	$2,200	$2.30	2d	64	0.74mi
1500 Menard St Saint Louis, MO	1.0–2.0	1.0	1000	$1,350	$1.35	2d	5	0.75mi
1515 S 7th St St. Louis, MO	2.0	1.0–2.0	791	$2,350	$2.97	2d	1	0.78mi

HOA detail condo

• Monthly dues: $226 · $2,712/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-03
   status Pending 1070-char remark

   Show marketing remark (1070 chars)

   Experience true downtown living in this stylish loft at Ballpark Lofts, where character, convenience, and city energy come together! This 1-bed, 1-bath condo offers an open and airy floor plan with soaring ceilings, exposed brick, and concrete flooring that perfectly capture the industrial charm of the space, while warm, inviting finishes make it feel like home. The kitchen features custom cabinetry and stainless steel appliances, flowing seamlessly into the living and dining area, ideal for entertaining or relaxing after a day in the city. The spacious bedroom provides a comfortable retreat, and in-unit laundry adds everyday convenience. Enjoy access to premium building amenities, including a rooftop deck with incredible city and stadium views. Located in the heart of downtown, just steps from Busch Stadium, Enterprise Center, dining, nightlife, and entertainment, this is the perfect opportunity for low-maintenance living in one of St. Louis’ most vibrant areas. Seller's prefer to sell the unit fully furnished, but can make arrangements otherwise.

2. 2026-04-14
   listed $129,900 Active 1070-char remark

   Show marketing remark (1070 chars)

   Experience true downtown living in this stylish loft at Ballpark Lofts, where character, convenience, and city energy come together! This 1-bed, 1-bath condo offers an open and airy floor plan with soaring ceilings, exposed brick, and concrete flooring that perfectly capture the industrial charm of the space, while warm, inviting finishes make it feel like home. The kitchen features custom cabinetry and stainless steel appliances, flowing seamlessly into the living and dining area, ideal for entertaining or relaxing after a day in the city. The spacious bedroom provides a comfortable retreat, and in-unit laundry adds everyday convenience. Enjoy access to premium building amenities, including a rooftop deck with incredible city and stadium views. Located in the heart of downtown, just steps from Busch Stadium, Enterprise Center, dining, nightlife, and entertainment, this is the perfect opportunity for low-maintenance living in one of St. Louis’ most vibrant areas. Seller's prefer to sell the unit fully furnished, but can make arrangements otherwise.

3. 2024-03-14
   soldstatus $120,000
4. 2024-03-08
   status Pending 665-char remark

   Show marketing remark (665 chars)

   Get ready to be bowled over by this stunning St. Louis condo! Located at 1004 Spruce Street Apt #417, this little gem is up for grabs for just $125,000. It's a dreamy spot for sports lovers and city slickers alike, nestled right next to Busch Stadium. You'll be able to catch all the ballgame action and revel in the gorgeous views of Union Station and Enterprise Center from your very own rooftop patio. This one-bedroom, one-bathroom pad comes with all the bells and whistles, including a washer and dryer hookup, and giant windows that bring the cityscape to life. Don't miss out on this unforgettable experience! You don’t want to miss out on this gem!

5. 2024-03-08
   soldstatus Closed 665-char remark

   Show marketing remark (665 chars)

   Get ready to be bowled over by this stunning St. Louis condo! Located at 1004 Spruce Street Apt #417, this little gem is up for grabs for just $125,000. It's a dreamy spot for sports lovers and city slickers alike, nestled right next to Busch Stadium. You'll be able to catch all the ballgame action and revel in the gorgeous views of Union Station and Enterprise Center from your very own rooftop patio. This one-bedroom, one-bathroom pad comes with all the bells and whistles, including a washer and dryer hookup, and giant windows that bring the cityscape to life. Don't miss out on this unforgettable experience! You don’t want to miss out on this gem!

6. 2024-02-12
   historical Active Under Contract 665-char remark

   Show marketing remark (665 chars)

   Get ready to be bowled over by this stunning St. Louis condo! Located at 1004 Spruce Street Apt #417, this little gem is up for grabs for just $125,000. It's a dreamy spot for sports lovers and city slickers alike, nestled right next to Busch Stadium. You'll be able to catch all the ballgame action and revel in the gorgeous views of Union Station and Enterprise Center from your very own rooftop patio. This one-bedroom, one-bathroom pad comes with all the bells and whistles, including a washer and dryer hookup, and giant windows that bring the cityscape to life. Don't miss out on this unforgettable experience! You don’t want to miss out on this gem!

7. 2024-02-06
   listed $125,000 Active 665-char remark

   Show marketing remark (665 chars)

   Get ready to be bowled over by this stunning St. Louis condo! Located at 1004 Spruce Street Apt #417, this little gem is up for grabs for just $125,000. It's a dreamy spot for sports lovers and city slickers alike, nestled right next to Busch Stadium. You'll be able to catch all the ballgame action and revel in the gorgeous views of Union Station and Enterprise Center from your very own rooftop patio. This one-bedroom, one-bathroom pad comes with all the bells and whistles, including a washer and dryer hookup, and giant windows that bring the cityscape to life. Don't miss out on this unforgettable experience! You don’t want to miss out on this gem!

8. 2024-02-03
   historical $125,000 665-char remark

   Show marketing remark (665 chars)

   Get ready to be bowled over by this stunning St. Louis condo! Located at 1004 Spruce Street Apt #417, this little gem is up for grabs for just $125,000. It's a dreamy spot for sports lovers and city slickers alike, nestled right next to Busch Stadium. You'll be able to catch all the ballgame action and revel in the gorgeous views of Union Station and Enterprise Center from your very own rooftop patio. This one-bedroom, one-bathroom pad comes with all the bells and whistles, including a washer and dryer hookup, and giant windows that bring the cityscape to life. Don't miss out on this unforgettable experience! You don’t want to miss out on this gem!

9. 2022-09-09
   soldstatus $100,000

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 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: $14,835
• − Mortgage interest: −$7,276
• − Property taxes: −$1,269
• − Insurance: −$650
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − HOA: −$2,712
• − Depreciation: −$3,779
• Taxable loss: −$3,224
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $-312/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): 2,882
• Household income: $65,527
• Rent vs Own: 95.9% rent · 4.1% own
• Severe rent burden: 137.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 40% Black 38% Hispanic / Latino 13% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 2% Lithuanian 2% Danish 1%
• Foreign-born: 17% · Canada, Jamaica, Guatemala
• Languages at home: 88% English-only · Spanish 6% Tagalog/Filipino 2% 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: ▲ 0.14%
• Current HPI: 88.2121
• Rent YoY: ▼ -0.89%
• 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

+29.9% since first listed

9 events — show timeline

• 2026-05-03 Pending — MARIS as Distributed by MLS Grid
• 2026-04-14 Listed $129,900 MARIS as Distributed by MLS Grid
• 2024-03-14 Sold (Public Records) $120,000 Public Records
• 2024-03-08 Pending — MARIS as Distributed by MLS Grid
• 2024-03-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-12 Contingent — MARIS as Distributed by MLS Grid
• 2024-02-06 Listed $125,000 MARIS as Distributed by MLS Grid
• 2024-02-03 Coming Soon $125,000 MARIS as Distributed by MLS Grid
• 2022-09-09 Sold (Public Records) $100,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $1,269 · +5.1% YoY. Source: county tax records.