5088 Minerva Ave · St. Louis, MO 63113

$130,000

5 bd · 1.0 ba · 1,598 sqft · SingleFamily public records · 127 Days on market

Built 1892 3,746 sqft lot $81/sqft · 152% above area

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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 MLS

Welcome to this beautiful move-in ready 5 bedroom and 2 bath near the vibrant Delmar Makers District in the Central West End and all that Forest Park has to offer. Property has hardwood floors throughout, recessed lighting, and updated kitchen and baths! Enjoy the outdoors with the spacious backyard space,-ideal for pets or play. Don't miss out on this wonderful home! Schedule your showing today!

Key facts

• Spacious backyard
• Recessed lighting
• Updated kitchen

Tags

• HARDWOOD FLOORS
• RECESSED LIGHTING
• UPDATED KITCHEN
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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; 1 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 $899 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 (-2.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $130k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1892 — 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: 1.95% ✓
• Cap rate: 17.70%
• Cash-on-cash: 40.75%
• DSCR: 2.81
• GRM: 4.3

CMA / ARV

• ARV (median comp): $51,664
• List price: $130,000
• Delta: 151.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5434 Maple Ave	0.59mi	4/— (-1)	1,578 (-1%)	14mo	$90,000	$57	54
5041 Lotus Ave	0.50mi	4/1.5 (-1)	1,500 (-6%)	10mo	$30,000	$20	51
1366 Burd Ave	0.68mi	4/1.5 (-1)	1,620 (+1%)	15mo	$40,000	$25	46
5069 Lotus Ave	0.50mi	4/1.5 (-1)	1,734 (+8%)	12mo	$34,700	$20	46
5254 Maple Ave	0.34mi	4/2.5 (-1)	1,750 (+10%)	18mo	$65,000	$37	42
4739 Cote Brilliante Ave	0.63mi	4/2.5 (-1)	1,600 (+0%)	21mo	$90,000	$56	42

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: 38.5%
• Equity multiple: 2.71×
• Total profit: $62,333
• Equity at exit: $24,394

10-year hold

• IRR: 44.1%
• Equity multiple: 5.39×
• Total profit: $159,654
• Equity at exit: $20,039

Cash invested: $36,400 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,535 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $1,236

Break-even live

Break-even rent $970

Max offer price $130,000

Occupancy floor 46%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 S Kingshighway Blvd Saint Louis, MO	4.0	1.0–2.0	730	$2,535	$3.47	43d	42	1.43mi

Listing history 36 events

1. 2026-06-18
   price $130,000 Active 127 DOM
2. 2026-06-18
   days on market $140,000 Active 127 DOM
3. 2026-06-17
   days on market $140,000 Active 126 DOM
4. 2026-06-16
   days on market $140,000 Active 125 DOM
5. 2026-06-15
   days on market $140,000 Active 124 DOM
6. 2026-06-13
   days on market $140,000 Active 122 DOM
7. 2026-06-09
   days on market $140,000 Active 118 DOM
8. 2026-06-08
   days on market $140,000 Active 117 DOM
9. 2026-06-08
   days on market $140,000 Active 116 DOM
10. 2026-06-05
    days on market $140,000 Active 113 DOM
11. 2026-06-03
    days on market $140,000 Active 112 DOM
12. 2026-06-02
    days on market $140,000 Active 111 DOM
13. 2026-06-01
    days on market $140,000 Active 110 DOM
14. 2026-05-31
    days on market $140,000 Active 109 DOM
15. 2026-03-24
    price $140,000 399-char remark

    Show marketing remark (399 chars)

    Welcome to this beautiful move-in ready 5 bedroom and 2 bath near the vibrant Delmar Makers District in the Central West End and all that Forest Park has to offer. Property has hardwood floors throughout, recessed lighting, and updated kitchen and baths! Enjoy the outdoors with the spacious backyard space,-ideal for pets or play. Don't miss out on this wonderful home! Schedule your showing today!

16. 2026-02-11
    listed $150,000 Active 399-char remark

    Show marketing remark (399 chars)

    Welcome to this beautiful move-in ready 5 bedroom and 2 bath near the vibrant Delmar Makers District in the Central West End and all that Forest Park has to offer. Property has hardwood floors throughout, recessed lighting, and updated kitchen and baths! Enjoy the outdoors with the spacious backyard space,-ideal for pets or play. Don't miss out on this wonderful home! Schedule your showing today!

17. 2024-08-12
    historical
18. 2024-08-09
    status Pending
19. 2024-08-02
    status Active
20. 2024-07-15
    status Pending
21. 2024-06-06
    listed $105,000 Active
22. 2022-08-05
    soldstatus $60,000
23. 2022-07-29
    soldstatus Closed
24. 2022-07-13
    status Pending
25. 2022-07-13
    listed $65,000 Active
26. 2018-08-13
    price $69,000
27. 2018-07-16
    price $74,900
28. 2015-09-11
    historical
29. 2014-08-31
    historical
30. 2014-06-26
    listed $125,000 Active
31. 2014-06-26
    listed $125,000 Active
32. 2012-08-07
    soldstatus
33. 2005-03-21
    soldstatus $64,000
34. 2001-11-07
    soldstatus
35. 1999-07-28
    soldstatus $1,500
36. 1993-03-31
    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: $367 · $31/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$894/yr (+$74/mo · 243.6%)

ⓘ 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 · 20 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: $30,420
• − Mortgage interest: −$7,282
• − Property taxes: −$367
• − Insurance: −$650
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − Depreciation: −$3,782
• Taxable income: $13,472
• Est. tax owed @ 24.0%: −$3,233
• After-tax cash flow: $11,601/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

+9233.3% since first listed

22 events — show timeline

• 2026-03-24 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2026-02-11 Listed $150,000 MARIS as Distributed by MLS Grid
• 2024-08-12 Delisted — MARIS as Distributed by MLS Grid
• 2024-08-09 Pending — MARIS as Distributed by MLS Grid
• 2024-08-02 Relisted — MARIS as Distributed by MLS Grid
• 2024-07-15 Pending — MARIS as Distributed by MLS Grid
• 2024-06-06 Listed $105,000 MARIS as Distributed by MLS Grid
• 2022-08-05 Sold (Public Records) $60,000 Public Records
• 2022-07-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-07-13 Pending — MARIS as Distributed by MLS Grid
• 2022-07-13 Listed $65,000 MARIS as Distributed by MLS Grid
• 2018-08-13 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2018-07-16 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2015-09-11 Listing Removed — CRMLS
• 2014-08-31 Listing Removed — CRMLS
• 2014-06-26 Listed $125,000 CRMLS
• 2014-06-26 Listed $125,000 CRMLS
• 2012-08-07 Sold (Public Records) — Public Records
• 2005-03-21 Sold (Public Records) $64,000 Public Records
• 2001-11-07 Sold (Public Records) — Public Records
• 1999-07-28 Sold (Public Records) $1,500 Public Records
• 1993-03-31 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2024): $367 · +4.8% YoY. Source: county tax records.