3932 Schiller Pl · St. Louis, MO 63116

$104,900

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 80 Days on market

Built 1918 3,271 sqft lot $129/sqft · 19% above area Est $188k · 44% under

---

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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.6/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors or buyers looking to build equity! This 1 bed, 2 bath ranch offers strong bones and plenty of potential. The finished basement features two additional sleeping areas, making this home function as a 3 bedroom, 2 bath and providing flexible space for guests, an office, or additional living quarters. Outside you'll find a large covered back porch overlooking a good-sized fenced yard—perfect for relaxing or entertaining. With just a few aesthetic updates, this property could easily be brought back to its full potential. Ideal for a quick flip, rental investment, or owner looking to add some sweat equity. Property is being sold as-is.

Key facts

• Fenced yard
• Finished basement
• 3,271 sq ft lot

Tags

• FINISHED BASEMENT
• LARGE COVERED BACK PORCH
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Market conditions: Rents rising (+2.6%/yr); 260 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $105k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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: 1.16% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $188,158
• List price: $104,900
• Delta: -42.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5034 Ray Ave	0.33mi	3/1.5	800 (-2%)	1mo	$165,000	$206	79
4045 Walsh St	0.27mi	2/1.0 (-1)	803 (-2%)	2mo	$55,635	$69	78
5610 Leona St	0.21mi	2/1.0 (-1)	840 (+3%)	4mo	$150,000	$179	77
4035 Schiller Pl	0.17mi	2/1.0 (-1)	762 (-7%)	2mo	$114,900	$151	74
3953 Eiler St	0.04mi	2/2.0 (-1)	888 (+9%)	2mo	$234,500	$264	72
3976 Eichelberger St	0.09mi	2/1.0 (-1)	720 (-12%)	1mo	$10,000	$14	71
5039 Grace Ave	0.43mi	2/1.0 (-1)	792 (-3%)	0mo	$145,500	$184	70
4068 Wilmington Ave	0.39mi	3/1.0	901 (+10%)	1mo	$200,000	$222	64
5203 Dewey Ave	0.29mi	2/1.0 (-1)	900 (+10%)	4mo	$125,000	$139	62
6118 Newport Ave	0.56mi	2/1.0 (-1)	858 (+5%)	1mo	$199,900	$233	60
3905 Itaska St	0.36mi	2/1.0 (-1)	923 (+13%)	1mo	$135,000	$146	56
5425 Bates St	0.73mi	2/1.0 (-1)	914 (+12%)	1mo	$185,000	$202	40

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-71
• Equity at exit: $15,641

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $20,434
• Equity at exit: $9,070

Cash invested: $29,372 (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 63116

• Rents YoY: 2.6%
• Active inventory: 260
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$550
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $273

Break-even live

Break-even rent $875

Max offer price $104,900

Occupancy floor 73%

Sensitivity live

Price	-10% $332	-5% $303	+0% $273	+5% $243	+10% $214
Rent	-10% $177	-5% $225	+0% $273	+5% $321	+10% $370
Rate	-1.0pp $326	-0.5pp $300	base $273	+0.5pp $246	+1.0pp $218

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4028 Schiller Pl Saint Louis, MO	2.0	1.0	802	$1,440	$1.80	44d	1	0.14mi
3824 Eiler St Saint Louis, MO	2.0	1.0	1000	$1,050	$1.05	24d	1	0.16mi
5033 Ulena Ave Saint Louis, MO	2.0	1.0	960	$1,575	$1.64	44d	1	0.20mi
5707 Dewey Ave Unit 1F St. Louis, MO	2.0	1.0	1000	$1,050	$1.05	15d	1	0.36mi
3815 Wilmington Ave Apt 2N St. Louis, MO	2.0	1.0	800	$1,095	$1.37	44d	1	0.37mi
3765 Delor St Unit 37651-F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	24d	1	0.39mi
3761 Delor St St. Louis, MO	2.0	1.5	900	$1,285	$1.43	2d	2	0.40mi
3737 Delor St Unit 3737-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.41mi
3737 Delor St Unit 3737-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	24d	1	0.41mi
3729 Delor St Unit 37292-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	24d	1	0.41mi
3717 Delor St Unit 37172-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	24d	1	0.42mi
3647 Delor St Unit 3647-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.42mi
3723 Delor St Unit 3723-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	44d	1	0.43mi
3719 Delor St Unit 3719-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.43mi
3705 Delor St Unit 3705-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	44d	1	0.44mi
3711 Delor St Unit 3711-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	24d	1	0.45mi
3709 Delor St Unit 3709-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	44d	1	0.45mi
3707a Delor St Unit 3707-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.46mi
3661 Delor St Unit 3661-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	44d	1	0.47mi
3661 Delor St Unit 3661-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.47mi
3659 Delor St Unit 3659-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.47mi
5217 S Grand Blvd Saint Louis, MO	2.0	1.0	870	$1,125	$1.29	15d	1	0.50mi
6135 Newport Ave Saint Louis, MO	2.0	1.0	960	$1,976	$2.06	2d	1	0.57mi
4455 S 38th St Saint Louis, MO	3.0	1.0	1000	$1,000	$1.00	24d	1	0.64mi
4215 Neosho St Unit 101 St. Louis, MO	2.0	1.0	750	$825	$1.10	44d	1	0.73mi
4451 Grace Ave Saint Louis, MO	2.0	1.0	700	$750	$1.07	18d	1	0.74mi
3601 Holly Hills Blvd Apt 19 St. Louis, MO	2.0	1.0	700	$875	$1.25	4d	1	0.77mi
4413 Delor St Unit 2F St. Louis, MO	2.0	1.0	1010	$1,125	$1.11	24d	1	0.78mi
4637 Louisiana Ave Saint Louis, MO	2.0	1.0	1104	$1,175	$1.06	13d	1	0.80mi
5415 Dresden Ave Saint Louis, MO	2.0	1.5	935	$1,200	$1.28	24d	1	0.83mi
4274 Ellenwood Ave Unit 1E St. Louis, MO	2.0	1.0	800	$995	$1.24	44d	1	0.84mi
4416 S Grand Blvd Saint Louis, MO	3.0	1.0	963	$1,550	$1.61	24d	1	0.85mi
5111 Cologne Ave Saint Louis, MO	2.0	1.0	800	$1,050	$1.31	44d	1	0.86mi
3324 Liberty St Saint Louis, MO	2.0	1.0	1100	$950	$0.86	17d	1	0.88mi
712 Dover Pl Unit 1FL St. Louis, MO	2.0	1.0	1100	$1,000	$0.91	44d	1	0.89mi
712 Dover Pl Saint Louis, MO	2.0	1.0	1100	$900	$0.82	44d	1	0.89mi
711 Wilmington Ave Unit NA St. Louis, MO	2.0	1.0	1051	$1,300	$1.24	44d	1	0.91mi
4710 Eichelberger St Unit First St. Louis, MO	2.0	1.0	888	$900	$1.01	44d	1	0.92mi
4617 Virginia Ave St. Louis, MO	2.0	1.0	700	$825	$1.18	24d	1	0.95mi
3702 Meramec St Unit 1e St. Louis, MO	2.0	1.0	725	$950	$1.31	8d	1	0.95mi

Listing history 18 events

1. 2026-06-21
   pricedays on market $104,900 Active 80 DOM
2. 2026-06-18
   days on market $107,500 Active 77 DOM
3. 2026-06-17
   days on market $107,500 Active 76 DOM
4. 2026-06-16
   days on market $107,500 Active 75 DOM
5. 2026-06-15
   days on market $107,500 Active 74 DOM
6. 2026-06-13
   days on market $107,500 Active 72 DOM
7. 2026-06-09
   days on market $107,500 Active 68 DOM
8. 2026-06-08
   days on market $107,500 Active 67 DOM
9. 2026-06-08
   days on market $107,500 Active 66 DOM
10. 2026-06-05
    remarks 693-char remark
11. 2026-06-05
    statusdays on market $107,500 Active 63 DOM
12. 2026-05-07
    price $107,500 675-char remark

    Show marketing remark (675 chars)

    Great opportunity for investors or buyers looking to build equity! This 1 bed, 2 bath ranch offers strong bones and plenty of potential. The finished basement features two additional sleeping areas, making this home function as a 3 bedroom, 2 bath and providing flexible space for guests, an office, or additional living quarters. Outside you'll find a large covered back porch overlooking a good-sized fenced yard—perfect for relaxing or entertaining. With just a few aesthetic updates, this property could easily be brought back to its full potential. Ideal for a quick flip, rental investment, or owner looking to add some sweat equity. Property is being sold as-is.

13. 2026-04-24
    price $109,900 675-char remark

    Show marketing remark (675 chars)

    Great opportunity for investors or buyers looking to build equity! This 1 bed, 2 bath ranch offers strong bones and plenty of potential. The finished basement features two additional sleeping areas, making this home function as a 3 bedroom, 2 bath and providing flexible space for guests, an office, or additional living quarters. Outside you'll find a large covered back porch overlooking a good-sized fenced yard—perfect for relaxing or entertaining. With just a few aesthetic updates, this property could easily be brought back to its full potential. Ideal for a quick flip, rental investment, or owner looking to add some sweat equity. Property is being sold as-is.

14. 2026-03-27
    listed $114,900 Active 675-char remark

    Show marketing remark (675 chars)

    Great opportunity for investors or buyers looking to build equity! This 1 bed, 2 bath ranch offers strong bones and plenty of potential. The finished basement features two additional sleeping areas, making this home function as a 3 bedroom, 2 bath and providing flexible space for guests, an office, or additional living quarters. Outside you'll find a large covered back porch overlooking a good-sized fenced yard—perfect for relaxing or entertaining. With just a few aesthetic updates, this property could easily be brought back to its full potential. Ideal for a quick flip, rental investment, or owner looking to add some sweat equity. Property is being sold as-is.

15. 2021-09-21
    soldstatus Closed 935-char remark

    Show marketing remark (935 chars)

    Well, well, well…. what do we have here? Only the cutest Holly Hills bungalow, all dressed up and ready for its new owner. Prepare to be charmed by gorgeous hardwood floors, an updated kitchen (hello cabinet space!), stained glass windows, and tons of natural light pouring into the freshly painted abode. 1 large bedroom and full bath are located upstairs, while the finished basement offers 2 more bedrooms, a full bathroom, additional living area, & laundry (washer & dryer included!) But wait...there’s more! This one has fantastic outdoor space to boot. Walk out from the kitchen and relax on your wooden deck overlooking a large, private back yard. Or if front porch sitting is more your cup of tea, have that tea on the lovely front porch! If you are scratching your head wondering how you can get all this cuteness for under $100k, stop scratching and get over here to see this beauty before you miss out!!

16. 2021-08-21
    status Pending 935-char remark

    Show marketing remark (935 chars)

    Well, well, well…. what do we have here? Only the cutest Holly Hills bungalow, all dressed up and ready for its new owner. Prepare to be charmed by gorgeous hardwood floors, an updated kitchen (hello cabinet space!), stained glass windows, and tons of natural light pouring into the freshly painted abode. 1 large bedroom and full bath are located upstairs, while the finished basement offers 2 more bedrooms, a full bathroom, additional living area, & laundry (washer & dryer included!) But wait...there’s more! This one has fantastic outdoor space to boot. Walk out from the kitchen and relax on your wooden deck overlooking a large, private back yard. Or if front porch sitting is more your cup of tea, have that tea on the lovely front porch! If you are scratching your head wondering how you can get all this cuteness for under $100k, stop scratching and get over here to see this beauty before you miss out!!

17. 2021-08-18
    listed $89,900 Active 935-char remark

    Show marketing remark (935 chars)

    Well, well, well…. what do we have here? Only the cutest Holly Hills bungalow, all dressed up and ready for its new owner. Prepare to be charmed by gorgeous hardwood floors, an updated kitchen (hello cabinet space!), stained glass windows, and tons of natural light pouring into the freshly painted abode. 1 large bedroom and full bath are located upstairs, while the finished basement offers 2 more bedrooms, a full bathroom, additional living area, & laundry (washer & dryer included!) But wait...there’s more! This one has fantastic outdoor space to boot. Walk out from the kitchen and relax on your wooden deck overlooking a large, private back yard. Or if front porch sitting is more your cup of tea, have that tea on the lovely front porch! If you are scratching your head wondering how you can get all this cuteness for under $100k, stop scratching and get over here to see this beauty before you miss out!!

18. 2001-08-02
    soldstatus $60,000

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,167 · $97/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,646
• − Mortgage interest: −$5,876
• − Property taxes: −$1,167
• − Insurance: −$524
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,052
• Taxable income: $1,683
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $2,873/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

+79.2% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $107,500 MARIS as Distributed by MLS Grid
• 2026-04-24 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $114,900 MARIS as Distributed by MLS Grid
• 2021-09-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-08-21 Pending — MARIS as Distributed by MLS Grid
• 2021-08-18 Listed $89,900 MARIS as Distributed by MLS Grid
• 2001-08-02 Sold (Public Records) $60,000 Public Records

Property tax history

+7.4%/yr

Latest (2024): $1,167 · +5.0% YoY. Source: county tax records.