6033 Cates Ave · St. Louis, MO 63112

$100,000

4 bd · 3.5 ba · 1,700 sqft · SingleFamily public records · 12 Days on market

Built 1894 7,849 sqft lot

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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
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

High-Potential Investor Special – 4BR/3BA Short Sale Opportunity! Calling all investors, flippers, and savvy buyers! Here is your chance to secure a massive 4-bedroom, 3-bathroom footprint with incredible equity potential. This spacious home offers the perfect canvas for a complete transformation or a high-yielding addition to your rental portfolio. Property Highlights: • Generous Layout: 4 bedrooms and 3 bathrooms provide excellent resale value or maximum rental income. • Blank Canvas: Bring your contractor, your vision, and your toolbox—this home is priced to reflect its need for TLC. • True Investor Special: Being sold AS-IS. Please note: This is a short sale p

Key facts

• 7,849 sq ft lot
• Built 1894
• Listed 12 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service: Ameren
• Home design: Single family residence; Residential property; Two-and-a-half levels; Above-grade finished area approximately 2,125
• Construction: Other construction materials
• Exterior features: Back yard

Interior

• Bedrooms: Four bedrooms (all on upper level)
• Bathrooms: Three full bathrooms; One half bathroom (main level)
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Has basement; Fireplace (1) with other/unspecified features

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 20.4% 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: Hamilton Elem. Community Ed. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 253 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 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: Rents rising (+2.4%/yr); 121 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,378/mo this rent would consume 63% of the median local household income ($46k/yr) (locally 1457% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 (-3.0% appreciation + 2.4% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1894 — 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 $100,000

Questions for the listing agent

1. Built in 1894 — 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. 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.
4. 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.
5. 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: 2.38% ✓
• Cap rate: 20.39%
• Cash-on-cash: 50.33%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $360,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
938 Catalpa St	0.15mi	4/2.0	1,820 (+7%)	4mo	$199,900	$110	72
5968 Degiverville Ave	0.32mi	3/1.0 (-1)	1,684 (-1%)	8mo	$120,000	$71	61
5944 DE Giverville Ave	0.37mi	3/2.5 (-1)	1,748 (+3%)	9mo	$369,900	$212	61
6059 Mcpherson Ave	0.50mi	3/2.5 (-1)	1,760 (+4%)	3mo	$449,900	$256	59
6144 Washington Blvd	0.38mi	3/1.5 (-1)	1,644 (-3%)	8mo	$349,000	$212	57
6158 Washington Blvd	0.40mi	3/2.5 (-1)	1,804 (+6%)	7mo	$350,000	$194	56
6142 Westminster Pl	0.44mi	5/3.5 (+1)	1,922 (+13%)	8mo	$490,000	$255	46
5853 Clemens Ave	0.31mi	3/3.0 (-1)	1,948 (+15%)	10mo	$299,900	$154	46
5875 Enright Ave	0.32mi	3/2.5 (-1)	1,456 (-14%)	13mo	$319,000	$219	42
6634 Chamberlain Ave	0.73mi	4/2.0	1,516 (-11%)	4mo	$249,000	$164	38
6170 Mcpherson Ave	0.57mi	3/1.5 (-1)	1,920 (+13%)	2mo	$439,000	$229	37
6512 Etzel Ave	0.72mi	4/1.5	1,448 (-15%)	4mo	$59,900	$41	30

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 47.4%
• Equity multiple: 3.04×
• Total profit: $57,189
• Equity at exit: $14,910

10-year hold

• IRR: 52.8%
• Equity multiple: 6.01×
• Total profit: $140,415
• Equity at exit: $8,646

Cash invested: $28,000 (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 63112

• Rents YoY: 2.4%
• Active inventory: 121
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,378 high
• Mortgage (P&I): −$524
• Tax from tax record: −$138 /mo · $1,659/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $1,174

Break-even live

Break-even rent $892

Max offer price $100,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,231	-5% $1,203	+0% $1,174	+5% $1,146	+10% $1,118
Rent	-10% $987	-5% $1,080	+0% $1,174	+5% $1,268	+10% $1,362
Rate	-1.0pp $1,225	-0.5pp $1,200	base $1,174	+0.5pp $1,149	+1.0pp $1,122

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,795	$2.46	2d	9	0.24mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,610	$2.80	5d	1	0.28mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	44d	1	0.40mi
6261 Clemens Ave Saint Louis, MO	3.0	1.0	1200	$1,700	$1.42	44d	1	0.41mi
5804 Cates Ave Unit 2 St. Louis, MO	3.0	1.0	1500	$1,500	$1.00	5d	1	0.41mi
6017 Kingsbury Ave Unit 2f St. Louis, MO	4.0	1.0	1500	$3,250	$2.17	18d	1	0.45mi
6009 Kingsbury Ave Saint Louis, MO	3.0	1.0	1368	$2,000	$1.46	5d	1	0.45mi
6017 Kingsbury Ave Unit 1F St. Louis, MO	3.0	1.0	1600	$2,700	$1.69	18d	1	0.46mi
6409 Enright Ave University City, MO	3.0	1.5	1320	$2,420	$1.83	2d	2	0.54mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	44d	1	0.56mi
5920 McPherson Ave Unit 1st Floor St. Louis, MO	3.0	1.0	1300	$2,550	$1.96	44d	1	0.57mi
5861 Nina Pl Apt 2W St. Louis, MO	3.0	1.0	1400	$1,750	$1.25	44d	1	0.57mi
5861 Nina Pl Unit 3W St. Louis, MO	3.0	1.0	1550	$1,750	$1.13	18d	1	0.57mi
6023 Waterman Blvd Saint Louis, MO	4.0	1.5	1200	$3,800	$3.17	44d	1	0.58mi
5783 McPherson Ave Unit 2FL St. Louis, MO	3.0	2.0	1320	$2,550	$1.93	8d	1	0.61mi
6186 Waterman Blvd Saint Louis, MO	3.0	1.5	1100	$3,000	$2.73	4d	1	0.66mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$2,095	$2.76	2d	1	0.77mi
321 Belt Ave St. Louis, MO	3.0	2.0	1549	$2,300	$1.48	5d	1	1.10mi
5510 Pershing Ave Saint Louis, MO	3.0	1.0–2.0	827	$3,247	$3.92	3d	20	1.12mi
5394 Pershing Ave Saint Louis, MO	3.0	2.0	1500	$2,595	$1.73	44d	1	1.16mi
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,767	$4.12	8d	1	1.24mi
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	24d	1	1.25mi
7045 Pershing Ave Saint Louis, MO	4.0	1.5	2080	$3,900	$1.88	2d	1	1.31mi
275 Union Blvd St. Louis, MO	3.0	1.0–3.0	1317	$4,686	$3.56	3d	58	1.33mi
5345 Wells Ave Unit 2ND St. Louis, MO	3.0	1.0	1127	$1,095	$0.97	24d	1	1.37mi
6936 Melrose Ave Saint Louis, MO	4.0	2.0	1396	$1,858	$1.33	24d	1	1.37mi
5130 Kensington Ave Unit 1 St. Louis, MO	3.0	2.0	1200	$1,245	$1.04	24d	1	1.44mi
7045 Plymouth Ave Saint Louis, MO	3.0	2.0	1532	$1,745	$1.14	13d	1	1.48mi

Listing history 8 events

1. 2026-06-15
   statusdays on market $100,000 Pending 12 DOM
2. 2026-06-13
   pricedays on market $100,000 Active 11 DOM
3. 2026-06-09
   days on market $125,000 Active 7 DOM
4. 2026-06-08
   days on market $125,000 Active 6 DOM
5. 2026-06-07
   days on market $125,000 Active 5 DOM
6. 2026-06-05
   days on market $125,000 Active 2 DOM
7. 2026-06-02
   remarks 672-char remark
8. 2026-06-02
   listed $125,000 Active 1 DOM

ⓘ 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: $1,659 · $138/mo
• Projected year-2 tax: $1,659 · $138/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 · 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: $28,538
• − Mortgage interest: −$5,602
• − Property taxes: −$1,659
• − Insurance: −$500
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − Depreciation: −$2,909
• Taxable income: $13,302
• Est. tax owed @ 24.0%: −$3,193
• After-tax cash flow: $10,901/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
• County: Saint Louis City · 254,015 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 2%

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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

• 2026-06-02 Listed $125,000 MARIS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2024): $1,659 · +5.1% YoY. Source: county tax records.