3130 Whittier St · St. Louis, MO 63115

$14,000

3 bd · 1.0 ba · 946 sqft · SingleFamily public records · 165 Days on market

Built 1913 3,123 sqft lot $15/sqft · 71% below area ↓ 12% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.3/10.0
• 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

Great investment opportunity in North City! This property is located in an area full of potential, where values are expected to rise as redevelopment and revitalization continue. Now is the perfect time to invest early before the big changes take hold. Don’t miss your chance to secure a property in a growing community with strong upside potential.

Key facts

• 3,123 sq ft lot
• Built 1913
• Listed 165 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 71.0% 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 D — 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: 97 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 42% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $97 of loan paydown is wiped out by about $420 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 + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $12,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1913 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 7.66% ✓
• Cap rate: 71.00%
• Cash-on-cash: 231.09%
• DSCR: 11.28
• GRM: 1.1

CMA / ARV

• ARV (median comp): $47,667
• List price: $14,000
• Delta: -70.63%
• 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
4275 E Ashland Ave	0.18mi	2/1.0 (-1)	938 (-1%)	2mo	$99,900	$107	84
3114 Clarence Ave	0.31mi	3/1.0	925 (-2%)	10mo	$39,900	$43	73
4251 W Maffitt Ave W	0.32mi	3/1.0	1,000 (+6%)	12mo	$45,000	$45	66
4309 W Maffitt Ave	0.44mi	3/1.0	1,000 (+6%)	13mo	$45,000	$45	59
3641 Hebert St	0.68mi	2/1.0 (-1)	967 (+2%)	4mo	$107,000	$111	56
4223 W Labadie Ave	0.29mi	2/1.0 (-1)	1,050 (+11%)	17mo	$40,000	$38	49
1712 Belle Glade Ave	0.73mi	3/1.0	1,000 (+6%)	12mo	$55,000	$55	47
4124 W Green Lea Pl	0.70mi	2/1.5 (-1)	968 (+2%)	20mo	$15,000	$15	40
4403 Cottage Ave	0.63mi	2/1.0 (-1)	856 (-10%)	14mo	$25,000	$29	38
4207 College Ave	0.73mi	2/1.5 (-1)	1,013 (+7%)	13mo	$70,000	$69	36
4501 San Francisco Ave	0.72mi	4/1.5 (+1)	1,066 (+13%)	8mo	$150,000	$141	32
4551 Lexington Ave	0.74mi	2/1.0 (-1)	812 (-14%)	10mo	$15,000	$18	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.69×
• Total profit: $45,824
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 26.99×
• Total profit: $101,867
• Equity at exit: $1,210

Cash invested: $3,920 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$73
• Tax from tax record: −$13 /mo · $154/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $755

Break-even live

Break-even rent $117

Max offer price $14,000

Occupancy floor 25%

Sensitivity live

Price	-10% $763	-5% $759	+0% $755	+5% $751	+10% $747
Rent	-10% $670	-5% $713	+0% $755	+5% $797	+10% $840
Rate	-1.0pp $762	-0.5pp $758	base $755	+0.5pp $751	+1.0pp $748

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$800	$0.85	5d	1	0.44mi
1708 Annie Malone Dr Saint Louis, MO	3.0	1.5	924	$1,500	$1.62	44d	1	0.74mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	17d	1	0.89mi
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	44d	1	0.89mi
4426 Holly Ave Unit B St. Louis, MO	2.0	1.0	1000	$1,100	$1.10	15d	1	0.90mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	44d	1	0.95mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	44d	1	0.95mi
2002 Obear Ave St. Louis, MO	2.0	1.5	1024	$970	$0.95	5d	1	1.27mi
1906 Obear Ave #1 St. Louis, MO	2.0	1.5	1024	$970	$0.95	22d	1	1.33mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	2d	1	1.38mi

Listing history 18 events

1. 2026-06-18
   days on market $14,000 Active 165 DOM
2. 2026-06-17
   days on market $14,000 Active 164 DOM
3. 2026-06-16
   days on market $14,000 Active 163 DOM
4. 2026-06-15
   days on market $14,000 Active 162 DOM
5. 2026-06-13
   days on market $14,000 Active 160 DOM
6. 2026-06-09
   days on market $14,000 Active 156 DOM
7. 2026-06-08
   days on market $14,000 Active 155 DOM
8. 2026-06-08
   days on market $14,000 Active 154 DOM
9. 2026-06-05
   days on market $14,000 Active 151 DOM
10. 2026-06-03
    days on market $14,000 Active 150 DOM
11. 2026-06-02
    days on market $14,000 Active 149 DOM
12. 2026-06-01
    days on market $14,000 Active 148 DOM
13. 2026-05-31
    days on market $14,000 Active 147 DOM
14. 2026-04-23
    price $14,000 355-char remark

    Show marketing remark (355 chars)

    Great investment opportunity in North City! This property is located in an area full of potential, where values are expected to rise as redevelopment and revitalization continue. Now is the perfect time to invest early before the big changes take hold. Don’t miss your chance to secure a property in a growing community with strong upside potential.

15. 2026-02-23
    listed $16,000 Active 355-char remark

    Show marketing remark (355 chars)

    Great investment opportunity in North City! This property is located in an area full of potential, where values are expected to rise as redevelopment and revitalization continue. Now is the perfect time to invest early before the big changes take hold. Don’t miss your chance to secure a property in a growing community with strong upside potential.

16. 2025-11-04
    soldstatus Closed 355-char remark

    Show marketing remark (355 chars)

    Great investment opportunity in North City! This property is located in an area full of potential, where values are expected to rise as redevelopment and revitalization continue. Now is the perfect time to invest early before the big changes take hold. Don’t miss your chance to secure a property in a growing community with strong upside potential.

17. 2025-09-15
    listed $16,000 Active 355-char remark

    Show marketing remark (355 chars)

    Great investment opportunity in North City! This property is located in an area full of potential, where values are expected to rise as redevelopment and revitalization continue. Now is the perfect time to invest early before the big changes take hold. Don’t miss your chance to secure a property in a growing community with strong upside potential.

18. 2025-09-15
    historical $16,000 355-char remark

    Show marketing remark (355 chars)

    Great investment opportunity in North City! This property is located in an area full of potential, where values are expected to rise as redevelopment and revitalization continue. Now is the perfect time to invest early before the big changes take hold. Don’t miss your chance to secure a property in a growing community with strong upside potential.

ⓘ 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: $154 · $13/mo
• Projected year-2 tax: $154 · $13/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,866
• − Mortgage interest: −$784
• − Property taxes: −$154
• − Insurance: −$70
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$407
• Taxable income: $9,391
• Est. tax owed @ 24.0%: −$2,254
• After-tax cash flow: $6,805/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• 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

-12.5% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $14,000 MARIS as Distributed by MLS Grid
• 2026-02-23 Listed $16,000 MARIS as Distributed by MLS Grid
• 2025-11-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-09-15 Listed $16,000 MARIS as Distributed by MLS Grid
• 2025-09-15 Coming Soon $16,000 MARIS as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2024): $154 · +4.2% YoY. Source: county tax records.