8622 Goodfellow Blvd · St. Louis, MO 63147

$129,900

4 bd · 1.0 ba · 864 sqft · SingleFamily public records · 8 Days on market

Built 1922 7,300 sqft lot

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Why this score? — see what drove the C- 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors! Don’t miss this opportunity to add a cash-flowing asset to your portfolio. Located at 8622 Goodfellow Blvd. , this tenant-occupied 4-bed/2-bath offers immediate rental income from day one with an established occupant already in place. This property features a functional layout, strong rental demand, and a convenient location with easy access to major highways, public transportation, schools, and local amenities. Whether you’re a seasoned investor looking to expand your holdings or a first-time investor seeking a performing rental property, this home presents an excellent opportunity to generate consistent income.

Key facts

• Strong rental demand
• Functional layout
• Convenient location

Tags

• TENANT-OCCUPIED
• IMMEDIATE RENTAL INCOME
• FUNCTIONAL LAYOUT
• STRONG RENTAL DEMAND
• CONVENIENT LOCATION
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected (Ameren); Natural gas connected
• Home design: Single-family residence; Residential property; Two levels
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: Four bedrooms total; Two bedrooms on the main level; Two bedrooms on the upper level
• Bathrooms: Two full bathrooms total; One full bathroom on the main level; One full bathroom on the upper level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.9% 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 C — 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: Herzog Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 247 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 57 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 39% of the median local income ($41k/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 $898 of loan paydown is wiped out by about $4k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $129,900

Questions for the listing agent

1. Built in 1922 — 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: 1.03% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $67,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5811 Helen Ave	0.39mi	3/1.0 (-1)	806 (-7%)	0mo	$29,900	$37	65
2031 Hildred Ave	0.34mi	3/2.0 (-1)	900 (+4%)	10mo	$124,900	$139	60
2068 Wedgewood Dr	0.50mi	3/2.0 (-1)	834 (-4%)	12mo	$110,000	$132	52
6104 N Pointe Blvd	0.39mi	3/1.0 (-1)	955 (+10%)	10mo	$84,900	$89	51
5617 Janet Ave	0.72mi	3/1.0 (-1)	909 (+5%)	4mo	$39,900	$44	50
8607 Henry St	0.47mi	3/1.0 (-1)	933 (+8%)	12mo	$49,000	$53	50
2056 Coleridge Dr	0.53mi	3/1.0 (-1)	949 (+10%)	7mo	$99,900	$105	48
2412 Shirley Ave	0.71mi	3/1.0 (-1)	900 (+4%)	9mo	$70,000	$78	48
7008 Paisley Dr	0.71mi	3/1.0 (-1)	902 (+4%)	9mo	$90,000	$100	47
2060 Coleridge Dr	0.53mi	3/1.0 (-1)	966 (+12%)	14mo	$75,000	$78	39
5571 Era Ave	0.66mi	3/1.0 (-1)	960 (+11%)	15mo	$12,900	$13	34
8572 Oriole Ave	0.75mi	3/1.0 (-1)	768 (-11%)	15mo	$34,999	$46	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,921
• Equity at exit: $19,369

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $20,632
• Equity at exit: $11,231

Cash invested: $36,372 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$681
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $286

Break-even live

Break-even rent $971

Max offer price $129,900

Occupancy floor 74%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.27mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.28mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.42mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.53mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	0.65mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.71mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.72mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.76mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.83mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	16d	1	0.87mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	0.88mi
2546 Main St Saint Louis, MO	4.0	1.0	984	$1,269	$1.29	44d	1	0.92mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	1.04mi
5347 Janet Ave Saint Louis, MO	4.0	1.0	893	$1,350	$1.51	16d	1	1.09mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	1.09mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	1.10mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	1.11mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	3d	1	1.17mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	1.18mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	24d	1	1.42mi

Listing history 6 events

1. 2026-06-18
   days on market $129,900 Active 8 DOM
2. 2026-06-17
   days on market $129,900 Active 7 DOM
3. 2026-06-16
   days on market $129,900 Active 6 DOM
4. 2026-06-15
   days on market $129,900 Active 5 DOM
5. 2026-06-13
   remarks 641-char remark
6. 2026-06-13
   listed $129,900 Active 3 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: $377 · $31/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$883/yr (+$74/mo · 234.2%)

ⓘ 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: $15,985
• − Mortgage interest: −$7,276
• − Property taxes: −$377
• − Insurance: −$650
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,779
• Taxable income: $1,345
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $3,104/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): 8,173
• Household income: $41,182
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 418.0

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 (92%)
• Race & ethnicity: Black 92% White 5% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -38.51%
• Current HPI: 84.224
• 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

+899.2% since first listed

14 events — show timeline

• 2026-06-10 Listed $129,900 MARIS as Distributed by MLS Grid
• 2025-08-07 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2025-05-19 Listed $135,000 MARIS as Distributed by MLS Grid
• 2024-11-10 Rental Removed $1,250 SHOWMOJO
• 2024-10-31 Price Changed $1,250 SHOWMOJO
• 2024-10-05 Listed for Rent $1,450 SHOWMOJO
• 2024-02-21 Sold (Public Records) $135,000 Public Records
• 2023-12-05 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2023-10-31 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2023-10-23 Listed $145,000 MARIS as Distributed by MLS Grid
• 2023-03-30 Price Changed $54,900 MARIS as Distributed by MLS Grid
• 2012-10-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-07-10 Listed $13,000 MARIS as Distributed by MLS Grid
• 2003-12-11 Sold (Public Records) — Public Records

Property tax history

-3.6%/yr

Latest (2024): $377 · +4.2% YoY. Source: county tax records.