1131 Walton Ave · St. Louis, MO 63113

$24,900

None bd · None ba · 6,624 sqft · MultiFamily public records · 116 Days on market

Built 1896 10,201 sqft lot $4/sqft · 88% below area ↓ 45% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

If you're looking to invest in Fountain Park, here's your opportunity! With over 6600 square feet of space, this is a great opportunity to make your own. Thinking about developing 3 townhomes, possibly :-) ? Out back there is enough space to add a garage or other exterior structures. Property is sold in as-is condition.

Key facts

• 0.23 acre lot
• Built 1896
• Listed 116 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $25k.

Deal economics

• At list price, monthly cash flow is $5k ($61k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 249.5% 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 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: 58 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $172 of loan paydown is wiped out by about $534 of value loss. Plan a longer hold.
• 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 (-2.1% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1896 — 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 $22,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 26.46% ✓
• Cap rate: 249.49%
• Cash-on-cash: 868.58%
• DSCR: 39.65
• GRM: 0.3

CMA / ARV

• ARV (median comp): $202,960
• List price: $24,900
• Delta: -87.73%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5053 Vernon Ave	0.44mi	—/—	6,154 (-7%)	23mo	$74,900	$12	49

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

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 46.66×
• Total profit: $318,369
• Equity at exit: $4,672

10-year hold

• IRR: —
• Equity multiple: 100.29×
• Total profit: $692,265
• Equity at exit: $3,838

Cash invested: $6,972 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $6,588 high
• Mortgage (P&I): −$131
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,383
• Net cashflow: $5,046

Break-even live

Break-even rent $200

Max offer price $24,900

Occupancy floor 18%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$6,588
Total (3 units)			$6,588

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5130 Kensington Ave Saint Louis, MO	3.0	2.0	6120	$1,450	$0.24	7d	1	0.61mi
5103 Waterman Blvd Saint Louis, MO	3.0	1.0	5412	$1,200	$0.22	43d	1	0.76mi

Listing history 18 events

1. 2026-06-18
   days on market $24,900 Active 116 DOM
2. 2026-06-17
   days on market $24,900 Active 115 DOM
3. 2026-06-16
   days on market $24,900 Active 114 DOM
4. 2026-06-15
   days on market $24,900 Active 113 DOM
5. 2026-06-13
   days on market $24,900 Active 111 DOM
6. 2026-06-09
   days on market $24,900 Active 107 DOM
7. 2026-06-08
   days on market $24,900 Active 106 DOM
8. 2026-06-08
   days on market $24,900 Active 105 DOM
9. 2026-06-05
   days on market $24,900 Active 102 DOM
10. 2026-06-03
    days on market $24,900 Active 101 DOM
11. 2026-06-02
    days on market $24,900 Active 100 DOM
12. 2026-06-01
    days on market $24,900 Active 99 DOM
13. 2026-05-31
    days on market $24,900 Active 98 DOM
14. 2026-04-05
    price $24,900 322-char remark

    Show marketing remark (322 chars)

    If you're looking to invest in Fountain Park, here's your opportunity! With over 6600 square feet of space, this is a great opportunity to make your own. Thinking about developing 3 townhomes, possibly :-) ? Out back there is enough space to add a garage or other exterior structures. Property is sold in as-is condition.

15. 2026-02-22
    listed $44,900 Active 322-char remark

    Show marketing remark (322 chars)

    If you're looking to invest in Fountain Park, here's your opportunity! With over 6600 square feet of space, this is a great opportunity to make your own. Thinking about developing 3 townhomes, possibly :-) ? Out back there is enough space to add a garage or other exterior structures. Property is sold in as-is condition.

16. 2005-08-24
    soldstatus
17. 1997-11-03
    soldstatus
18. 1991-11-14
    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: $206 · $17/mo
• Projected year-2 tax: $242 · $20/mo
• Expected delta: +$36/yr (+$3/mo · 17.5%)

ⓘ 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: $79,056
• − Mortgage interest: −$1,395
• − Property taxes: −$206
• − Insurance: −$124
• − Repairs & maintenance: −$6,324
• − Management: −$6,324
• − Depreciation: −$724
• Taxable income: $63,958
• Est. tax owed @ 24.0%: −$15,350
• After-tax cash flow: $45,207/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
• City population: 283,259
• Population (ZIP): 11,610

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 (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · 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: ▼ -2.14%
• Current HPI: 107.1335
• Rent YoY: —
• Metro: —
• 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

-44.5% since first listed

5 events — show timeline

• 2026-04-05 Price Changed $24,900 MARIS as Distributed by MLS Grid
• 2026-02-22 Listed $44,900 MARIS as Distributed by MLS Grid
• 2005-08-24 Sold (Public Records) — Public Records
• 1997-11-03 Sold (Public Records) — Public Records
• 1991-11-14 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2023): $206 · -3.2% YoY. Source: county tax records.