6934 Julian Ave · University City, MO 63130

$130,000

2 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 25 Days on market

Built 1951 6,146 sqft lot Est $154k · 16% 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 +27.2/30.0
• ARV discount +14.5/15.0
• DSCR +9.5/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming, cheerful, and full of potential—this U City gem is the savvy buyer’s dream! Nestled on an extra-large lot with a classic brick garage, this ranch-style home checks all the boxes for charm, location, and value. Step inside to discover generously sized rooms, including a large living/dining combo with a cozy fireplace and sleek, newer vinyl flooring throughout. The layout includes two bedrooms, a full bath, and a convenient mudroom/laundry room that adds just the right touch of practicality. Move right in or unleash your creativity—this home is move -in or rent-ready, but with a little imagination in the kitchen and bath, you could create something truly special.

Key facts

• 6,146 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.9% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pershing Elem. (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 265 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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 B-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: 1.20% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $154,014
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6934 Julian Ave	0.00mi	2/1.0	1,158 (0%)	1mo	$130,000	$112	99
7033 Camden Ct	0.37mi	3/1.0 (+1)	1,151 (-1%)	2mo	$164,900	$143	75
7048 Arcadia Ave	0.25mi	3/1.0 (+1)	1,232 (+6%)	3mo	$219,000	$178	70
6534 Whitney Ave	0.54mi	2/1.0	1,126 (-3%)	0mo	$65,000	$58	70
7155 Willow Tree Ln	0.46mi	3/1.5 (+1)	1,200 (+4%)	3mo	$210,000	$175	63
1239 Meyer St	0.40mi	2/1.0	1,296 (+12%)	1mo	$138,900	$107	61
1509 Bradford Ave	0.62mi	3/1.0 (+1)	1,208 (+4%)	0mo	$45,000	$37	58
6736 Julian Ave	0.35mi	3/2.0 (+1)	1,055 (-9%)	3mo	$139,900	$133	58
1140 E Parkedge Ln	0.64mi	2/1.5	1,230 (+6%)	1mo	$269,900	$219	57
6745 Vernon Ave	0.59mi	1/1.0 (-1)	1,005 (-13%)	3mo	$99,000	$99	43
6959 Dartmouth Ave	0.59mi	3/2.0 (+1)	1,331 (+15%)	2mo	$294,000	$221	37
1600 Bradford Ave	0.68mi	3/2.0 (+1)	1,008 (-13%)	2mo	$75,000	$74	36

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,703
• Equity at exit: $19,383

10-year hold

• IRR: 12.8%
• Equity multiple: 2.04×
• Total profit: $37,864
• Equity at exit: $11,240

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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$682
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $374

Break-even live

Break-even rent $1,083

Max offer price $130,000

Occupancy floor 71%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,767	$4.12	7d	1	0.14mi
6827 Melrose Ave Saint Louis, MO	2.0	1.0	1200	$1,300	$1.08	7d	1	0.18mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	23d	1	0.19mi
1195 Belrue Ave Unit 2S St. Louis, MO	1.0	1.0	800	$795	$0.99	23d	1	0.30mi
6704 Etzel Ave Saint Louis, MO	2.0	1.0	825	$1,325	$1.61	44d	1	0.44mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	23d	1	0.44mi
6636 Etzel Ave Saint Louis, MO	3.0	2.0	1019	$1,350	$1.32	20d	1	0.47mi
6636 Etzel Ave Saint Louis, MO	3.0	1.5	1019	$1,350	$1.32	7d	1	0.47mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	18d	1	0.56mi
7055 Dartmouth Ave Unit 2 University City, MO	2.0	1.0	1320	$2,100	$1.59	44d	1	0.56mi
7055 Dartmouth Ave Unit 1 University City, MO	2.0	1.0	1320	$2,100	$1.59	44d	1	0.56mi
7125 Dartmouth Ave Saint Louis, MO	2.0	1.0	1242	$1,550	$1.25	44d	1	0.58mi
7120 Dartmouth Ave Unit A University City, MO	2.0	1.0	1200	$1,345	$1.12	3d	1	0.61mi
7104 Tulane Ave Saint Louis, MO	2.0	1.0	1400	$1,745	$1.25	44d	1	0.64mi
7104 Tulane Ave Unit 1 University City, MO	2.0	1.0	1200	$1,900	$1.58	23d	1	0.64mi
6614 Chamberlain Ave Saint Louis, MO	3.0	2.0	1000	$1,820	$1.82	23d	1	0.66mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	22d	1	0.69mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	0.70mi
7254 Tulane Ave #1 University City, MO	2.0	1.0	1144	$1,600	$1.40	18d	1	0.77mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	44d	1	0.81mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	44d	1	0.82mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	18d	1	0.90mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	4d	1	0.91mi
7261 Delmar Blvd University City, MO	3.0	1.0	1416	$1,950	$1.38	2d	1	0.97mi
6312 Cates Ave Unit 2E University City, MO	2.0	1.0	900	$1,300	$1.44	44d	1	0.98mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	23d	1	0.98mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	4d	1	1.01mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	44d	1	1.01mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	44d	1	1.02mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	4d	1	1.03mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$1,756	$2.31	2d	1	1.03mi
900 Eastgate Ave Saint Louis, MO	2.0	1.0	900	$1,095	$1.22	44d	1	1.04mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	44d	1	1.05mi
6409 Enright Ave University City, MO	3.0	1.5	1320	$2,420	$1.83	2d	2	1.06mi
6261 Clemens Ave Saint Louis, MO	3.0	1.0	1200	$1,700	$1.42	44d	1	1.07mi
603 Westgate Ave University City, MO	2.0	2.5	1290	$1,750	$1.36	44d	1	1.09mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,045	$1.80	2d	9	1.14mi
1131 Hodiamont Ave Unit 1135-2D St. Louis, MO	3.0	1.0	840	$1,225	$1.46	44d	1	1.17mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	44d	1	1.17mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	4d	1	1.23mi

Listing history 18 events

1. 2026-04-23
   status Pending
2. 2026-03-30
   listed $130,000 Active
3. 2026-03-29
   historical $130,000
4. 2025-10-17
   price $120,000
5. 2025-09-18
   status Active
6. 2025-09-08
   historical Active Under Contract
7. 2025-08-18
   status Active
8. 2025-08-08
   historical Active Under Contract
9. 2025-08-01
   listed $130,000 Active
10. 2025-07-25
    historical
11. 2025-07-25
    listed $130,000 Active
12. 2022-04-13
    soldstatus $90,000
13. 2022-04-05
    soldstatus Closed
14. 2022-02-21
    status Pending
15. 2022-02-18
    listed $84,500 Active
16. 2019-10-29
    soldstatus $53,211
17. 2001-05-11
    soldstatus $55,000
18. 1997-01-22
    soldstatus $49,000

ⓘ 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: $1,435 · $120/mo
• Projected year-2 tax: $1,435 · $120/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 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: $18,674
• − Mortgage interest: −$7,282
• − Property taxes: −$1,435
• − Insurance: −$650
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$3,782
• Taxable income: $2,537
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $3,877/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 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: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+165.3% since first listed

18 events — show timeline

• 2026-04-23 Pending — MARIS as Distributed by MLS Grid
• 2026-03-30 Listed $130,000 MARIS as Distributed by MLS Grid
• 2026-03-29 Coming Soon $130,000 MARIS as Distributed by MLS Grid
• 2025-10-17 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2025-09-18 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-08 Contingent — MARIS as Distributed by MLS Grid
• 2025-08-18 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-08 Contingent — MARIS as Distributed by MLS Grid
• 2025-08-01 Listed $130,000 MARIS as Distributed by MLS Grid
• 2025-07-25 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-07-25 Listed $130,000 MARIS as Distributed by MLS Grid
• 2022-04-13 Sold (Public Records) $90,000 Public Records
• 2022-04-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-02-21 Pending — MARIS as Distributed by MLS Grid
• 2022-02-18 Listed $84,500 MARIS as Distributed by MLS Grid
• 2019-10-29 Sold (Public Records) $53,211 Public Records
• 2001-05-11 Sold (Public Records) $55,000 Public Records
• 1997-01-22 Sold (Public Records) $49,000 Public Records

Property tax history

-0.7%/yr

Latest (2022): $1,435 · +1.0% YoY. Source: county tax records.