928 S Gore Ave · Webster Groves, MO 63119

$225,000

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 17 Days on market

Built 1952 9,465 sqft lot Est $338k · 33% under

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Why this score? — see what drove the C+ 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +5.5/10.0
• 1% rule +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming home sits on a nice lot along beautiful Gore Avenue. Approximately 1,250 square feet of living space in this well-maintained three-bedroom, one-bathroom house. The home features a newer roof and newer HVAC system, providing energy efficiency and comfort. Thermal windows throughout the home help regulate indoor temperatures year-round. The generous living room and separate family room offer ample space for relaxation and entertaining. The bright kitchen includes good cabinetry and countertop space, complemented by a dedicated dining room for meals. This home's layout and features provide versatility to meet a variety of living needs. With classic curb appeal, walkability, and a

Key facts

• 9,465 sq ft lot
• Built 1952
• Listed 16 days

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage indicated
• HOA & community: Sidewalks in the community

Exterior

• Parking: Additional parking and off-street parking; Driveway and parking pad; Outside private parking (no garage)
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable available; Electricity connected; Sewer connected; Water available
• Home design: Single-family residence (manufactured house); One story
• Construction: Aluminum siding; Manufactured house construction
• Exterior features: Covered, screened and enclosed rear porch with deck; Private entrance and private yard; Storage shed / equipment shed on site; Fenced front and back yard with wood fencing and gate; Landscaped, level lot with some trees and few trees; Corner lot; Near public transit; Asphalt paved road access; Storm door(s)

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 3 bedrooms, all on the main level; One bedroom with double closets
• Flooring: Ceramic tile; Laminate; Other flooring types
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning; Electric and gas utilities for cooling; Ceiling fans
• Interior features: Beamed ceilings; Vaulted ceilings; Laminate countertops; Ceiling fans throughout; Blinds and window coverings; Insulated and storm windows
• Laundry & utility: Main-level laundry room with washer hookup; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.9% in Webster Groves — 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 77/100 on livability (#37 in MO, #3,184 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Webster Groves (suburban): math 56% / reading 67% proficiency, ranked #7 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Bristol Elem. (math 58% / reading 72%, grade B+, #68 of 1,115 statewide, top 6%, 388 students, 6% FRL); Hixson Middle (math 54% / reading 62%, grade B, #26 of 391 statewide, top 7%, 981 students, 12% FRL); Webster Groves High (math 50% / reading 73%, grade B-, #31 of 521 statewide, top 6%, 1,315 students, 12% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: Rents rising fast (+8.2%/yr); 157 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.00% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $337,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Chestnut Ave	0.54mi	3/2.0	1,292 (+3%)	2mo	$349,500	$271	64
640 Lanvale Dr	0.57mi	2/1.0 (-1)	1,211 (-3%)	6mo	$295,000	$244	58
55 W Drake Ave	0.38mi	3/1.0	1,081 (-14%)	2mo	$289,900	$268	58
429 Forest Green Dr	0.57mi	3/1.0	1,136 (-9%)	2mo	$339,000	$298	56
1519 Jonquil Dr	0.56mi	2/2.0 (-1)	1,213 (-3%)	5mo	$199,000	$164	56
330 Oak Tree Dr	0.56mi	3/2.0	1,344 (+8%)	5mo	$360,000	$268	53
450 Forest Green Dr	0.63mi	3/1.0	1,136 (-9%)	4mo	$285,000	$251	52
1527 S Rock Hill Rd	0.60mi	3/1.0	1,413 (+13%)	2mo	$395,000	$280	49
1412 Wells Ave	0.59mi	2/1.0 (-1)	1,100 (-12%)	2mo	$299,000	$272	46
719 Selma Ave	0.55mi	2/1.5 (-1)	1,413 (+13%)	5mo	$335,000	$237	41
1515 Bridle Rd	0.64mi	3/2.0	1,422 (+14%)	6mo	$435,000	$306	38
203 E Jackson Rd	0.73mi	2/1.5 (-1)	1,406 (+12%)	6mo	$379,900	$270	33

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-6,170
• Equity at exit: $33,548

10-year hold

• IRR: 11.9%
• Equity multiple: 2.15×
• Total profit: $72,548
• Equity at exit: $19,454

Cash invested: $63,000 (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 63119

• Rents YoY: 8.2%
• Active inventory: 157
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$221 /mo · $2,651/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $288

Break-even live

Break-even rent $1,892

Max offer price $225,000

Occupancy floor 82%

Sensitivity live

Price	-10% $416	-5% $352	+0% $288	+5% $225	+10% $161
Rent	-10% $110	-5% $199	+0% $288	+5% $378	+10% $467
Rate	-1.0pp $402	-0.5pp $346	base $288	+0.5pp $230	+1.0pp $171

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 S Rock Hill Rd Webster Groves, MO	3.0	2.0	1575	$2,550	$1.62	0d	1	0.35mi
437 S Elm Ave Saint Louis, MO	3.0	1.0	1242	$2,100	$1.69	0d	1	0.52mi
8501 Grantshire Ln Saint Louis, MO	2.0	1.0	1212	$1,995	$1.65	0d	1	0.86mi
4 Girard Dr Saint Louis, MO	3.0	2.0	1462	$2,500	$1.71	0d	1	0.93mi
4 Girard Dr Saint Louis, MO	3.0	2.0	1462	$2,650	$1.81	9d	1	0.93mi
7482 Hardscrapple Dr St. Louis, MO	1.0–2.0	1.0–1.5	812	$1,695	$2.09	0d	32	1.13mi
7508 General Sherman Ln Saint Louis, MO	3.0	1.0	1576	$1,865	$1.18	20d	1	1.21mi
723 Landscape Ave Saint Louis, MO	2.0	2.5	1800	$2,350	$1.31	20d	1	1.25mi
341 W Pacific Ave Saint Louis, MO	2.0	1.5	1200	$1,995	$1.66	22d	1	1.28mi
7243 General Sherman Ln Saint Louis, MO	3.0	1.5	1200	$2,576	$2.15	0d	1	1.42mi
139 W Kirkham Ave Saint Louis, MO	2.0	2.5	1163	$2,300	$1.98	16d	1	1.46mi

Listing history 18 events

1. 2026-06-21
   days on market $225,000 Active 17 DOM
2. 2026-06-18
   pricestatus $225,000 Active 14 DOM
3. 2026-06-18
   days on market $250,000 Active Under Contract 14 DOM
4. 2026-06-17
   days on market $250,000 Active Under Contract 13 DOM
5. 2026-06-16
   days on market $250,000 Active Under Contract 12 DOM
6. 2026-06-15
   days on market $250,000 Active Under Contract 11 DOM
7. 2026-06-13
   days on market $250,000 Active Under Contract 9 DOM
8. 2026-06-13
   statusdays on market $250,000 Active Under Contract 8 DOM
9. 2026-06-09
   days on market $250,000 Active 5 DOM
10. 2026-06-08
    days on market $250,000 Active 4 DOM
11. 2026-06-07
    statusdays on market $250,000 Active 3 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    days on market $250,000 Coming Soon 6 DOM
14. 2026-06-03
    days on market $250,000 Coming Soon 5 DOM
15. 2026-06-02
    days on market $250,000 Coming Soon 4 DOM
16. 2026-06-01
    days on market $250,000 Coming Soon 3 DOM
17. 2026-05-31
    days on market $250,000 Coming Soon 2 DOM
18. 2026-05-29
    historical $250,000

ⓘ 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: $2,651 · $221/mo
• Projected year-2 tax: $2,651 · $221/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 5/10 Major 6 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,083
• − Mortgage interest: −$12,603
• − Property taxes: −$2,651
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$6,545
• Taxable loss: −$175
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $3,502/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: Webster Groves
• NCES district ID: 2931530
• Math proficiency: 56% ▼ -3.00%
• Reading proficiency: 67% ▲ 3.00%
• Median HH income: $78,389
• Composite: 54.99/100
• National rank: #1298
• State rank: #7 of 324 in MO

Livability — Webster Groves

• Score: 77/100
• State rank: #37
• US rank: #3184

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webster Groves, MO
• County: Saint Louis County · 888,823 people
• City population: 34,181
• Metro: St. Louis, MO-IL
• Population (ZIP): 34,181
• Household income: $106,183
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 1320.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 9% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -463.48%
• Current HPI: 221.7655
• Rent YoY: ▲ 8.19%
• 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

1 event — show timeline

• 2026-05-29 Coming Soon $250,000 MARIS as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2022): $2,651 · +0.3% YoY. Source: county tax records.