5941 Park Ln · St. Louis, MO 63147

$89,900

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 45 Days on market

Built 1936 3,698 sqft lot $82/sqft · 33% above area Est $93k · at est. ↓ 5% since listing

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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
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• 1% rule +7.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

BOM. .. Due to no fault of Seller. Exceptional 2 bedroom, 2 bath all-brick home with a 1-car garage port in the highly sought-after North Pointe neighborhood—one of St. Louis City’s best-kept secrets! Nestled on a quiet, serene street, this charming home offers over 1,500 sq ft of living space, tremendous curb appeal, and a welcoming community feel. With a little TLC, this home has incredible potential! Features include hardwood floors, large picturesque windows, an elegant hearth fireplace, updated main-level kitchen and bath, separate dining room, and spacious living areas. The partially finished lower level expands the home with a large recreation/game area, 2 bonus rooms, f

Key facts

• Separate dining room
• Hearth fireplace
• All-brick home

Tags

• ALL-BRICK HOME
• HARDWOOD FLOORS
• LARGE PICTURESQUE WINDOWS
• HEARTH FIREPLACE
• UPDATED MAIN-LEVEL KITCHEN
• SEPARATE DINING ROOM

Property features AI

Finance

• Other: Private ownership
• Financial info: Lease not considered

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected (single phase); Natural gas available and connected
• Home design: Single family residence; One level (with finished lower level); Brick construction
• Construction: Brick exterior
• Exterior features: Private yard; Entry steps/stairs; Full wood fencing

Interior

• Kitchen: Eat-in kitchen; Laminate counters
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms (one on main level, one in lower level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Laminate countertops; Living room fireplace; Finished basement with walk-out and walk-up access; Basement sleeping area
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: 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: 57 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); 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

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1936 — 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: 1.27% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (median comp): $92,587
• List price: $89,900
• Delta: -2.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5741 Floy Ave	0.36mi	2/1.0	1,100 (0%)	6mo	$65,000	$59	78
1545 Sells Ave	0.39mi	2/1.0	1,075 (-2%)	2mo	$75,000	$70	76
5974 Park Ln	0.07mi	3/1.5 (+1)	1,008 (-8%)	6mo	$55,000	$55	71
5916 Alpha Ave	0.08mi	2/1.0	936 (-15%)	3mo	$74,900	$80	69
5972 Tara Ln	0.20mi	3/1.5 (+1)	1,032 (-6%)	6mo	$98,500	$95	68
8554 Drury Ln	0.23mi	3/1.5 (+1)	1,196 (+9%)	1mo	$159,900	$134	67
5709 Goodfellow Blvd	0.40mi	2/1.0	1,020 (-7%)	4mo	$19,900	$20	66
8791 Goodfellow Blvd	0.50mi	2/1.0	1,150 (+4%)	6mo	$22,000	$19	64
5712 Floy Ave	0.38mi	2/1.0	966 (-12%)	1mo	$62,000	$64	61
1719 Veronica Ave	0.48mi	2/1.0	984 (-10%)	2mo	$94,500	$96	59
2026 Mclaran Ave	0.64mi	2/1.0	1,026 (-7%)	1mo	$89,500	$87	58
5519 Partridge Ave	0.52mi	3/2.0 (+1)	992 (-10%)	3mo	$12,500	$13	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $8,452
• Equity at exit: $13,404

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $36,916
• Equity at exit: $7,773

Cash invested: $25,172 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$471
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $362

Break-even live

Break-even rent $687

Max offer price $89,900

Occupancy floor 63%

Sensitivity live

Price	-10% $413	-5% $387	+0% $362	+5% $336	+10% $311
Rent	-10% $271	-5% $317	+0% $362	+5% $407	+10% $452
Rate	-1.0pp $407	-0.5pp $385	base $362	+0.5pp $339	+1.0pp $315

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.20mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.22mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	4d	1	0.24mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.33mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.37mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.40mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	13d	1	0.44mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	0.47mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.49mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	0.50mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	21d	1	0.50mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.55mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	44d	1	0.58mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.58mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	0.60mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	44d	1	0.61mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	11d	1	0.67mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	44d	1	0.67mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.81mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.82mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	0.84mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	0.87mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	24d	1	0.88mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	0.92mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	0.92mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.98mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	24d	1	1.00mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	5d	1	1.00mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	24d	1	1.01mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	1.02mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	24d	1	1.03mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	1.03mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	1.07mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	1.07mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	1.08mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	1.08mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	1.10mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	1.13mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	18d	1	1.16mi
7121 Garesche Ave Saint Louis, MO	3.0	1.0	1156	$1,200	$1.04	44d	1	1.18mi

Listing history 17 events

1. 2026-06-21
   days on market $89,900 Active 45 DOM
2. 2026-06-18
   days on market $89,900 Active 42 DOM
3. 2026-06-17
   days on market $89,900 Active 41 DOM
4. 2026-06-16
   days on market $89,900 Active 40 DOM
5. 2026-06-15
   days on market $89,900 Active 39 DOM
6. 2026-06-13
   days on market $89,900 Active 37 DOM
7. 2026-06-09
   days on market $89,900 Active 33 DOM
8. 2026-06-08
   days on market $89,900 Active 32 DOM
9. 2026-06-07
   pricedays on market $89,900 Active 31 DOM
10. 2026-06-05
    days on market $94,900 Active 28 DOM
11. 2026-06-03
    days on market $94,900 Active 27 DOM
12. 2026-06-02
    days on market $94,900 Active 26 DOM
13. 2026-06-01
    days on market $94,900 Active 25 DOM
14. 2026-05-31
    days on market $94,900 Active 24 DOM
15. 2026-05-14
    status Active 1117-char remark
16. 2026-05-08
    status Pending 1117-char remark
17. 2026-05-01
    listed $94,900 Active 1117-char remark

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$463/yr (+$39/mo · 113.1%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,746
• − Mortgage interest: −$5,036
• − Property taxes: −$409
• − Insurance: −$450
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,615
• Taxable income: $3,037
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $3,614/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): 8,173
• Household income: $41,182
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 418.0

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 (92%)
• Race & ethnicity: Black 92% White 5% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -38.51%
• Current HPI: 84.224
• 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

-5.3% since first listed

4 events — show timeline

• 2026-06-05 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-05-14 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-08 Pending — MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $94,900 MARIS as Distributed by MLS Grid

Property tax history

-4.3%/yr

Latest (2023): $409 · -0.4% YoY. Source: county tax records.