8527 Kempland Pl · University City, MO 63132

$99,000

3 bd · 1.0 ba · 940 sqft · SingleFamily public records · 6 Days on market

Built 1926 4,199 sqft lot Est $136k · 27% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors, rehabbers, and savvy buyers! This 2-bedroom, 1-bath home at 8527 Kempland Place offers an excellent opportunity to add value in a highly sought-after location. Situated on a quiet residential street in the 63132 zip code, this property is ready for a full renovation and provides the perfect blank canvas for your next project. With solid upside potential, investors can capitalize on strong resale demand, rental demand, and limited inventory in the area. The home features a functional floor plan, off-street parking, and a spacious lot with room for exterior improvements. Whether you’re looking to fix and flip, renovate and hold as a rental, or create a long-term inv

Key facts

• Spacious lot
• Full renovation
• Off-street parking

Tags

• HIGHLY SOUGHT-AFTER LOCATION
• QUIET RESIDENTIAL STREET
• FULL RENOVATION
• FUNCTIONAL FLOOR PLAN
• OFF-STREET PARKING
• SPACIOUS LOT

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas available; Electricity available
• Home design: Single-family residence; One story
• Construction: Stone and vinyl siding exterior
• Exterior features: Back yard

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 14.0% vs local median 4.9% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Barbara Jordan Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 310 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 52 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $99k implies a 346% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.63% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.61%
• DSCR: 2.23
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $136,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8409 Braddock Dr	0.22mi	2/1.5 (-1)	952 (+1%)	0mo	$74,900	$79	80
8249 Appleton Dr	0.33mi	2/1.0 (-1)	936 (-0%)	2mo	$85,000	$91	78
1459 Sheridan Dr	0.04mi	2/1.5 (-1)	864 (-8%)	7mo	$100,000	$116	72
1437 Coolidge Dr	0.10mi	2/1.0 (-1)	850 (-10%)	6mo	$139,500	$164	69
1250 Grant Dr	0.48mi	3/1.0	900 (-4%)	8mo	$99,900	$111	64
1170 Margaret Ln	0.51mi	3/1.0	1,040 (+11%)	0mo	$250,000	$240	58
8370 Orchard Ave	0.32mi	2/2.0 (-1)	864 (-8%)	6mo	$125,000	$145	57
8259 Paramount Dr	0.36mi	2/1.5 (-1)	850 (-10%)	7mo	$95,000	$112	54
8124 Braddock Dr	0.52mi	2/1.5 (-1)	850 (-10%)	3mo	$90,000	$106	50
9417 Romaine Ave	0.75mi	3/1.0	864 (-8%)	8mo	$150,000	$174	45
1319 Rushmore Dr	0.71mi	3/1.5	1,025 (+9%)	6mo	$209,500	$204	45
1349 Rushmore Dr	0.66mi	3/2.0	1,068 (+14%)	7mo	$349,900	$328	37

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 · 6.64% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 1.98×
• Total profit: $27,205
• Equity at exit: $14,761

10-year hold

• IRR: 33.1%
• Equity multiple: 4.56×
• Total profit: $98,709
• Equity at exit: $8,560

Cash invested: $27,720 (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 63132

• Rents YoY: 6.6%
• Active inventory: 52
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$519
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $582

Break-even live

Break-even rent $880

Max offer price $99,000

Occupancy floor 59%

Sensitivity live

Price	-10% $638	-5% $610	+0% $582	+5% $554	+10% $526
Rent	-10% $454	-5% $518	+0% $582	+5% $646	+10% $710
Rate	-1.0pp $632	-0.5pp $607	base $582	+0.5pp $557	+1.0pp $530

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8246 Montreal Dr Saint Louis, MO	2.0	1.0	850	$1,450	$1.71	44d	1	0.38mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	24d	1	0.41mi
1150 N Price Rd St. Louis, MO	1.0–3.0	1.0–2.0	999	$3,731	$3.73	2d	151	0.56mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	17d	1	0.63mi
9150 Olive Xing St. Louis, MO	1.0–2.0	1.0–2.0	1084	$3,575	$3.30	2d	3	0.66mi
8669 Old Towne Dr St. Louis, MO	1.0–3.0	1.0–2.0	1335	$2,151	$1.61	2d	9	0.76mi
8449 Atherton Dr St. Louis, MO	1.0–2.0	1.0	900	$1,245	$1.38	3d	2	0.95mi
2201 Gaebler Ave Unit A Overland, MO	2.0	1.0	710	$1,250	$1.76	24d	1	1.09mi
8650 Kingsbridge Dr St. Louis, MO	1.0–2.0	1.0	660	$1,450	$2.20	2d	10	1.13mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	15d	1	1.16mi
1 Heartwoods Ct Unit A St. Louis, MO	2.0	1.0	850	$1,495	$1.76	15d	1	1.22mi
9472 Olive Blvd Olivette, MO	1.0–2.0	1.0–2.0	701	$1,210	$1.73	4d	3	1.31mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	44d	1	1.32mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	4d	1	1.34mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	24d	1	1.34mi
8680 Delmar Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	910	$3,325	$3.65	2d	14	1.36mi
8241 Delmar Blvd Apt 2E St. Louis, MO	2.0	1.0	1100	$1,175	$1.07	15d	1	1.36mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	13d	1	1.37mi
8400 Delmar Blvd St. Louis, MO	3.0	1.0–2.0	1006	$3,800	$3.78	2d	8	1.38mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	44d	1	1.41mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	24d	1	1.47mi
8342 Delcrest Dr Saint Louis, MO	1.0–3.0	1.0–2.0	1089	$2,986	$2.74	2d	16	1.48mi

Listing history 6 events

1. 2026-06-17
   status $99,000 Pending 6 DOM
2. 2026-06-16
   days on market $99,000 Active 6 DOM
3. 2026-06-15
   days on market $99,000 Active 5 DOM
4. 2026-06-13
   days on market $99,000 Active 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $99,000 Active 2 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: $950 · $79/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$10/yr (+$1/mo · 1.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 75% 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,402
• − Mortgage interest: −$5,546
• − Property taxes: −$950
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$2,880
• Taxable income: $5,761
• Est. tax owed @ 24.0%: −$1,383
• After-tax cash flow: $5,604/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

Amenities D- Commute D- Cost of living B Crime C+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 14,283
• Household income: $87,385
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 644.0

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 0.66)
• Race & ethnicity: White 49% Black 27% Asian 16% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Scotch-Irish 3% Slovak 2%
• Foreign-born: 12% · China, Canada, Philippines
• Languages at home: 82% English-only · Chinese 9% Other Asian/Pacific 3% Other Indo-European 2%

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: ▼ -482.68%
• Current HPI: 255.4778
• Rent YoY: ▲ 6.64%
• 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

+395.0% since first listed

4 events — show timeline

• 2026-06-10 Listed $99,000 MARIS as Distributed by MLS Grid
• 2014-03-19 Sold (Public Records) $22,200 Public Records
• 2001-04-11 Sold (Public Records) $20,000 Public Records
• 1991-08-28 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2022): $950 · +1.0% YoY. Source: county tax records.