5252 Cote Brilliante Ave · St. Louis, MO 63113

$57,500

3 bd · 1.5 ba · 907 sqft · SingleFamily public records · 40 Days on market

Built 1891 3,750 sqft lot $63/sqft · 126% above area ↓ 23% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Tenant-occupied with a long-term resident, this property offers immediate rental income potential for investors. An added bonus—the adjacent lot is included in the sale, providing additional value and future possibilities. Property is being sold as-is. A great opportunity to expand your investment portfolio!

Key facts

• 3,750 sq ft lot
• Built 1891
• Listed 40 days

Tags

• ADJACENT LOT INCLUDED

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Gravel off-street parking
• Utilities: Public water; Public sewer; Electricity connected (single phase); Natural gas connected
• Home design: Single family residence; Private ownership; Faces unspecified
• Construction: Aluminum siding; Composition roof
• Exterior features: Back yard fencing; Few trees on a level lot

Interior

• Bedrooms: 3 bedrooms (all on upper level)
• Bathrooms: 1 full bathroom (upper/main level combined)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfinished basement; One and one-half levels; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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: Ashland Elem. And Br. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 226 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Beaumont Cte High School (math 5% / reading 5%, grade F, #517 of 521 statewide, top 100%, 236 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $398 of loan paydown is wiped out by about $1k 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1891 — 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 $55,775 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1891 — 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: 2.10% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.09%
• DSCR: 3.05
• GRM: 4.0

CMA / ARV

• ARV (median comp): $25,487
• List price: $57,500
• Delta: 125.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5124 Lotus Ave	0.17mi	3/1.0	960 (+6%)	15mo	$30,000	$31	68
5232 Highland Ave	0.21mi	3/1.5	1,030 (+14%)	6mo	$65,000	$63	62
2806 Union Blvd	0.38mi	2/1.0 (-1)	858 (-5%)	10mo	$15,000	$17	58
2810 Arlington Ave	0.44mi	2/1.0 (-1)	968 (+7%)	6mo	$25,000	$26	57
5114 Maffitt Ave	0.39mi	2/1.0 (-1)	930 (+2%)	17mo	$22,900	$25	56
1965 Arlington Ave	0.29mi	3/1.0	980 (+8%)	18mo	$39,000	$40	56
5219 Maffitt Ave	0.38mi	2/1.0 (-1)	960 (+6%)	17mo	$25,000	$26	51
5559 Cote Brilliante Ave	0.51mi	2/1.0 (-1)	900 (-1%)	20mo	$69,900	$78	51
1636 Belt Ave	0.38mi	2/1.0 (-1)	1,003 (+11%)	9mo	$19,900	$20	50
1632 Belt Ave	0.38mi	2/1.0 (-1)	1,003 (+11%)	12mo	$37,900	$38	48
5658 Maffitt Ave	0.74mi	2/1.0 (-1)	850 (-6%)	4mo	$25,000	$29	45
4837 Leduc St	0.60mi	2/1.0 (-1)	1,008 (+11%)	17mo	$10,000	$10	32

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: 44.5%
• Equity multiple: 3.00×
• Total profit: $32,132
• Equity at exit: $10,790

10-year hold

• IRR: 49.5%
• Equity multiple: 6.00×
• Total profit: $80,463
• Equity at exit: $8,863

Cash invested: $16,100 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$302
• Tax from tax record: −$12 /mo · $143/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $618

Break-even live

Break-even rent $427

Max offer price $57,500

Occupancy floor 44%

Sensitivity live

Price	-10% $651	-5% $635	+0% $618	+5% $602	+10% $586
Rent	-10% $523	-5% $571	+0% $618	+5% $666	+10% $714
Rate	-1.0pp $647	-0.5pp $633	base $618	+0.5pp $603	+1.0pp $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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1965 Arlington Ave Saint Louis, MO	3.0	1.0	980	$1,300	$1.33	6d	1	0.29mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	45d	1	0.36mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	25d	1	0.43mi
5203 Page Blvd Unit 5201 1st Floor St. Louis, MO	2.0	1.0	1000	$750	$0.75	16d	1	0.53mi
5608 Wabada Ave Saint Louis, MO	2.0	1.0	910	$1,300	$1.43	18d	1	0.60mi
1232 N Euclid Ave Saint Louis, MO	3.0	1.5	982	$1,395	$1.42	45d	1	0.74mi
5662 Maffitt Ave Saint Louis, MO	2.0	1.0	850	$895	$1.05	9d	1	0.75mi
5345 Cabanne Ave Unit 5345 Cabanne 1S St. Louis, MO	2.0	1.0	800	$950	$1.19	45d	1	0.85mi
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	45d	1	0.97mi
763 Walton Ave Unit 763 St. Louis, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	1.12mi
625 N Euclid Ave St. Louis, MO	2.0	1.0–2.0	984	$3,120	$3.17	0d	16	1.18mi
5572 Clemens Ave Unit 1W St. Louis, MO	3.0	1.0	900	$1,025	$1.14	16d	1	1.22mi
5500 Delmar Blvd Unit 5540-Apt 202 St. Louis, MO	2.0	2.0	875	$1,395	$1.59	9d	1	1.28mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	45d	1	1.28mi
5535 Delmar Blvd St. Louis, MO	1.0–2.0	1.0–2.0	884	$1,970	$2.23	0d	16	1.29mi
5803 Cabanne Ave Saint Louis, MO	2.0	1.0	600	$1,200	$2.00	6d	1	1.30mi
5989 Julian Ave Unit 37 St. Louis, MO	2.0	1.0	780	$1,200	$1.54	19d	1	1.31mi
5811 Cabanne Ave St. Louis, MO	2.0	1.0	800	$1,250	$1.56	45d	1	1.32mi
4378 Cottage Ave St. Louis, MO	2.0	1.5	950	$924	$0.97	0d	5	1.32mi
5560 Delmar Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	752	$1,395	$1.85	18d	1	1.35mi
401 N Euclid Ave St. Louis, MO	3.0	1.0	1025	$1,875	$1.83	0d	4	1.35mi
629 Clara Ave Apt 28 St. Louis, MO	2.0	1.0	672	$1,150	$1.71	0d	1	1.37mi
5818 Ferris Ave Saint Louis, MO	3.0	1.0	1014	$1,500	$1.48	45d	1	1.38mi
5824 Ferris Ave Saint Louis, MO	4.0	2.0	1008	$1,500	$1.49	45d	1	1.39mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	45d	1	1.41mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	850	$1,845	$2.17	16d	21	1.48mi
501 Clara Ave Saint Louis, MO	2.0	1.0–2.0	1040	$1,742	$1.67	0d	19	1.48mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $57,500 Pending 40 DOM
2. 2026-06-05
   days on market $57,500 Active 39 DOM
3. 2026-06-03
   days on market $57,500 Active 38 DOM
4. 2026-06-02
   days on market $57,500 Active 37 DOM
5. 2026-06-01
   days on market $57,500 Active 36 DOM
6. 2026-05-31
   days on market $57,500 Active 35 DOM
7. 2026-05-14
   price $57,500 315-char remark
8. 2026-04-26
   listed $75,000 Active 315-char remark
9. 2017-08-14
   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: $143 · $12/mo
• Projected year-2 tax: $558 · $46/mo
• Expected delta: +$415/yr (+$35/mo · 290.9%)

ⓘ 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: $14,518
• − Mortgage interest: −$3,221
• − Property taxes: −$143
• − Insurance: −$288
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$1,673
• Taxable income: $6,871
• Est. tax owed @ 24.0%: −$1,649
• After-tax cash flow: $5,771/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

-23.3% since first listed

4 events — show timeline

• 2026-06-05 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Price Changed $57,500 MARIS as Distributed by MLS Grid
• 2026-04-26 Listed $75,000 MARIS as Distributed by MLS Grid
• 2017-08-14 Sold (Public Records) — Public Records

Property tax history

-2.5%/yr

Latest (2024): $143 · +4.1% YoY. Source: county tax records.