3271 Marshall Ave · St. John, MO 63114

$130,000

4 bd · 1.0 ba · 1,451 sqft · SingleFamily public records · 55 Days on market

Built 1922 8,189 sqft lot $90/sqft · 21% below area Est $165k · 21% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this spacious 4-bedroom home in a convenient North County location. Being sold as-is, this property offers great potential for both investors and owner-occupants looking to add value. The home features a functional layout with 2 bedrooms on the main level and 2 additional bedrooms upstairs, providing flexibility for families or rental configurations. You’ll also find an updated bathroom, a dedicated dining room, and a full basement with washer and dryer hookups. Outside, the property includes a private driveway and a backyard, adding to its overall appeal and usability. With solid fundamentals and room for personalization, this property is a great opportunity t

Key facts

• Private driveway
• Backyard
• Full basement

Tags

• UPDATED BATHROOM
• DEDICATED DINING ROOM
• FULL BASEMENT
• PRIVATE DRIVEWAY
• BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Back yard

Interior

• Bedrooms: 4 bedrooms total; 2 main-level bedrooms; 2 upper-level bedrooms
• Bathrooms: 1 full bathroom (main/upper levels)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Concrete basement; 7 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 $523 ($6k/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: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Ritenour (suburban): math 13% / reading 27% proficiency, ranked #304 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wyland Elem. (math 13% / reading 25%, grade F, #958 of 1,115 statewide, top 86%, 490 students, 99% FRL); Ritenour Sr. High (math 9% / reading 36%, grade F, #455 of 521 statewide, top 88%, 1,873 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 118 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 39% of the median local income ($56k/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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $104k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.38% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.26%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $164,634
• List price: $130,000
• Delta: -21.04%
• 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
8647 Belcrest Ln	0.39mi	4/1.5	1,408 (-3%)	3mo	$200,000	$142	72
8916 Windom Ave	0.30mi	4/1.0	1,336 (-8%)	6mo	$224,900	$168	68
8616 Belhaven Dr	0.43mi	4/2.0	1,507 (+4%)	5mo	$139,900	$93	66
8636 Belhaven Dr	0.38mi	4/2.0	1,382 (-5%)	10mo	$175,000	$127	62
3553 Mckibbon Rd	0.48mi	4/2.0	1,474 (+2%)	10mo	$179,900	$122	62
2963 Hilleman Ave	0.28mi	3/1.0 (-1)	1,603 (+10%)	10mo	$184,900	$115	56
8804 Forest Ave	0.54mi	4/1.0	1,568 (+8%)	8mo	$199,900	$127	55
8917 Forest Ave	0.54mi	3/1.0 (-1)	1,393 (-4%)	11mo	$165,000	$118	54
3601 Brown Rd	0.50mi	4/1.5	1,568 (+8%)	9mo	$190,000	$121	54
8964 Tudor Ave	0.31mi	3/3.0 (-1)	1,578 (+9%)	10mo	$234,000	$148	50
3560 Boswell Ave	0.55mi	3/2.0 (-1)	1,544 (+6%)	10mo	$145,000	$94	46
3612 Eminence Blvd	0.55mi	3/1.5 (-1)	1,323 (-9%)	10mo	$215,000	$163	44

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $10,578
• Equity at exit: $19,383

10-year hold

• IRR: 16.0%
• Equity multiple: 2.25×
• Total profit: $45,326
• 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 63114

• Rents YoY: 2.0%
• Active inventory: 118
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$682
• Tax from tax record: −$158 /mo · $1,898/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $523

Break-even live

Break-even rent $1,132

Max offer price $130,000

Occupancy floor 66%

Sensitivity live

Price	-10% $597	-5% $560	+0% $523	+5% $487	+10% $450
Rent	-10% $382	-5% $453	+0% $523	+5% $594	+10% $665
Rate	-1.0pp $589	-0.5pp $556	base $523	+0.5pp $490	+1.0pp $455

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8601 Belhaven Dr Saint Louis, MO	4.0	1.5	1507	$1,850	$1.23	45d	1	0.45mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	25d	1	0.83mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	45d	1	0.91mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	45d	1	1.09mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	23d	1	1.19mi
2851 Lyndhurst Ave Saint Louis, MO	4.0	2.0	1406	$2,050	$1.46	3d	1	1.28mi
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	5d	1	1.30mi
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	45d	1	1.44mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	45d	1	1.46mi

Listing history 20 events

1. 2026-06-21
   days on market $130,000 Active 55 DOM
2. 2026-06-18
   days on market $130,000 Active 52 DOM
3. 2026-06-17
   days on market $130,000 Active 51 DOM
4. 2026-06-16
   days on market $130,000 Active 50 DOM
5. 2026-06-15
   days on market $130,000 Active 49 DOM
6. 2026-06-13
   days on market $130,000 Active 47 DOM
7. 2026-06-09
   days on market $130,000 Active 43 DOM
8. 2026-06-08
   days on market $130,000 Active 42 DOM
9. 2026-06-07
   days on market $130,000 Active 41 DOM
10. 2026-06-03
    days on market $130,000 Active 37 DOM
11. 2026-06-02
    days on market $130,000 Active 36 DOM
12. 2026-06-01
    days on market $130,000 Active 35 DOM
13. 2026-05-31
    days on market $130,000 Active 34 DOM
14. 2026-05-18
    price $145,000 807-char remark
15. 2026-04-27
    listed $155,000 Active 807-char remark
16. 2026-04-27
    historical $155,000 807-char remark
17. 2022-06-25
    price $1,285
18. 2019-03-22
    soldstatus $104,100
19. 2018-06-20
    soldstatus
20. 2015-09-30
    soldstatus

ⓘ 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: $1,898 · $158/mo
• Projected year-2 tax: $1,898 · $158/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 ≥106°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: $21,532
• − Mortgage interest: −$7,282
• − Property taxes: −$1,898
• − Insurance: −$650
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$3,782
• Taxable income: $4,474
• Est. tax owed @ 24.0%: −$1,074
• After-tax cash flow: $5,207/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: Ritenour
• NCES district ID: 2926640
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $41,410
• Composite: 17.04/100
• National rank: #9125
• State rank: #304 of 324 in MO

Livability — St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. John, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,969
• Household income: $55,870
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1595.0

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 0.64)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 11% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -276.62%
• Current HPI: 223.9305
• Rent YoY: ▲ 2.04%
• 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

+24.9% since first listed

8 events — show timeline

• 2026-05-28 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2026-05-18 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2026-04-27 Listed $155,000 MARIS as Distributed by MLS Grid
• 2026-04-27 Coming Soon $155,000 MARIS as Distributed by MLS Grid
• 2022-06-25 Price Changed $1,285 RENT.
• 2019-03-22 Sold (Public Records) $104,100 Public Records
• 2018-06-20 Sold (Public Records) — Public Records
• 2015-09-30 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2022): $1,898 · +0.0% YoY. Source: county tax records.