3901 Sherman Pl · St. Louis, MO 63107

$26,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 96 Days on market

Built 1925 2,748 sqft lot $30/sqft · 40% below area Est $44k · 40% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Investor special with tons of potential! This property at 3901 Sherman is a great opportunity for those looking to add to their portfolio or complete a value-add project. Featuring a spacious layout and solid structure, this home is ready for your vision and updates. Perfect for a fix-and-flip or long-term rental. Conveniently located near major highways, shopping, and local amenities. Property to be sold as-is, seller to do no inspections or repairs. Don’t miss out on this chance to bring this property back to life!

Key facts

• 2,748 sq ft lot
• Built 1925
• Listed 96 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $26k).
• Recommended offer: $24k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.9% 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.
• Market conditions: 58 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $180 of loan paydown is wiped out by about $455 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 (-1.8% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $9k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,660 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1925 — 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. 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: 3.26% ✓
• Cap rate: 29.86%
• Cash-on-cash: 84.16%
• DSCR: 4.74
• GRM: 2.6

CMA / ARV

• ARV (median comp): $43,629
• List price: $26,000
• Delta: -40.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3819 Kossuth Ave	0.09mi	1/1.0 (-1)	816 (-7%)	22mo	$38,500	$47	61
3641 Hebert St	0.55mi	2/1.0	967 (+10%)	4mo	$107,000	$111	54
4275 E Ashland Ave	0.74mi	2/1.0	938 (+7%)	2mo	$99,900	$107	53
4117 Gano Ave	0.19mi	1/1.0 (-1)	766 (-13%)	16mo	$5,000	$7	51
4330 Penrose St	0.72mi	2/1.0	800 (-9%)	1mo	$15,000	$19	50
4231 East San Francisco	0.56mi	1/1.0 (-1)	795 (-10%)	10mo	$15,000	$19	44
4124 W Green Lea Pl	0.45mi	2/1.5	968 (+10%)	20mo	$15,000	$15	44

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

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 85.3%
• Equity multiple: 5.08×
• Total profit: $29,691
• Equity at exit: $5,351

10-year hold

• IRR: 87.8%
• Equity multiple: 10.48×
• Total profit: $68,979
• Equity at exit: $4,863

Cash invested: $7,280 (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 63107

• Home prices YoY: -1.9%
• Active inventory: 58
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $848 high
• Mortgage (P&I): −$136
• Tax from tax record: −$12 /mo · $144/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $511

Break-even live

Break-even rent $201

Max offer price $26,000

Occupancy floor 35%

Sensitivity live

Price	-10% $525	-5% $518	+0% $511	+5% $503	+10% $496
Rent	-10% $444	-5% $477	+0% $511	+5% $544	+10% $578
Rate	-1.0pp $524	-0.5pp $517	base $511	+0.5pp $504	+1.0pp $497

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3819 Kossuth Ave Saint Louis, MO	1.0	1.5	816	$725	$0.89	24d	1	0.09mi
4301 E Warne Ave St. Louis, MO	1.0	1.0	550	$525	$0.95	44d	1	0.27mi
3644 Natural Bridge Ave Apt 203 St. Louis, MO	1.0	1.0	570	$680	$1.19	44d	1	0.46mi
3644 Natural Bridge Ave Apt 303 St. Louis, MO	1.0	1.0	710	$825	$1.16	44d	1	0.46mi
2002 Obear Ave St. Louis, MO	2.0	1.5	1024	$970	$0.95	5d	1	0.62mi
1906 Obear Ave #1 St. Louis, MO	2.0	1.5	1024	$970	$0.95	22d	1	0.68mi
4426 Holly Ave Unit B St. Louis, MO	2.0	1.0	1000	$1,100	$1.10	15d	1	0.73mi
3516 Russell Blvd Saint Louis, MO	1.0	1.0	560	$875	$1.56	8d	1	0.83mi
5200 Von Phul St Saint Louis, MO	1.0	1.0	800	$1,050	$1.31	24d	1	0.88mi
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$800	$0.85	5d	1	1.03mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	44d	1	1.03mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	17d	1	1.05mi
4460 Bircher Blvd Saint Louis, MO	1.0	1.0	1100	$725	$0.66	11d	1	1.19mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	44d	1	1.23mi
2239 University St Saint Louis, MO	3.0	1.5	1116	$1,295	$1.16	12d	1	1.26mi
1910 Agnes St Saint Louis, MO	3.0	1.0	704	$1,200	$1.70	44d	1	1.26mi
1708 Annie Malone Dr Saint Louis, MO	3.0	1.5	924	$1,500	$1.62	44d	1	1.36mi
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	44d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $26,000 Active 96 DOM
2. 2026-06-17
   days on market $26,000 Active 95 DOM
3. 2026-06-16
   days on market $26,000 Active 94 DOM
4. 2026-06-15
   days on market $26,000 Active 93 DOM
5. 2026-06-13
   days on market $26,000 Active 91 DOM
6. 2026-05-31
   days on market $26,000 Active 90 DOM
7. 2026-05-11
   price $29,000 528-char remark

   Show marketing remark (528 chars)

   Investor special with tons of potential! This property at 3901 Sherman is a great opportunity for those looking to add to their portfolio or complete a value-add project. Featuring a spacious layout and solid structure, this home is ready for your vision and updates. Perfect for a fix-and-flip or long-term rental. Conveniently located near major highways, shopping, and local amenities. Property to be sold as-is, seller to do no inspections or repairs. Don’t miss out on this chance to bring this property back to life!

8. 2026-03-03
   listed $35,000 Active 528-char remark

   Show marketing remark (528 chars)

   Investor special with tons of potential! This property at 3901 Sherman is a great opportunity for those looking to add to their portfolio or complete a value-add project. Featuring a spacious layout and solid structure, this home is ready for your vision and updates. Perfect for a fix-and-flip or long-term rental. Conveniently located near major highways, shopping, and local amenities. Property to be sold as-is, seller to do no inspections or repairs. Don’t miss out on this chance to bring this property back to life!

9. 2026-03-02
   historical $35,000 528-char remark

   Show marketing remark (528 chars)

   Investor special with tons of potential! This property at 3901 Sherman is a great opportunity for those looking to add to their portfolio or complete a value-add project. Featuring a spacious layout and solid structure, this home is ready for your vision and updates. Perfect for a fix-and-flip or long-term rental. Conveniently located near major highways, shopping, and local amenities. Property to be sold as-is, seller to do no inspections or repairs. Don’t miss out on this chance to bring this property back to life!

10. 2013-06-13
    soldstatus 442-char remark

    Show marketing remark (442 chars)

    ATTN LANDLORDS AND INVESTORS!!!! YOU DON’T WANT TO MISS THIS ONE!!! Take a look at this home!! This nice bungalow contains 880 square feet at a GREAT LOW PRICE!!! This home features 2 bedrooms and 1 bath and needs some TLC but has tons of potential!! This property will make a great home or rental for the right buyer. Schedule a showing TODAY!!! Property is being sold "As-Is" and is subject to HUD Guidelines 24 CFR 206.125.

11. 2013-04-10
    listed $2,000 442-char remark

    Show marketing remark (442 chars)

    ATTN LANDLORDS AND INVESTORS!!!! YOU DON’T WANT TO MISS THIS ONE!!! Take a look at this home!! This nice bungalow contains 880 square feet at a GREAT LOW PRICE!!! This home features 2 bedrooms and 1 bath and needs some TLC but has tons of potential!! This property will make a great home or rental for the right buyer. Schedule a showing TODAY!!! Property is being sold "As-Is" and is subject to HUD Guidelines 24 CFR 206.125.

ⓘ 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: $144 · $12/mo
• Projected year-2 tax: $252 · $21/mo
• Expected delta: +$109/yr (+$9/mo · 75.7%)

ⓘ 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 ≥108°F today · 20 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: $10,173
• − Mortgage interest: −$1,456
• − Property taxes: −$144
• − Insurance: −$130
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$756
• Taxable income: $6,059
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $4,673/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): 9,082

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 (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▼ -1.75%
• Current HPI: 92.7423
• 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

+1350.0% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $29,000 MARIS as Distributed by MLS Grid
• 2026-03-03 Listed $35,000 MARIS as Distributed by MLS Grid
• 2026-03-02 Coming Soon $35,000 MARIS as Distributed by MLS Grid
• 2013-06-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-04-10 Listed $2,000 MARIS as Distributed by MLS Grid

Property tax history

-0.5%/yr

Latest (2024): $144 · +4.1% YoY. Source: county tax records.