1727 N Leffingwell Ave · St. Louis, MO 63106

$50,000

3 bd · 2.0 ba · 2,184 sqft · SingleFamily public records · 157 Days on market

Built 1903 5,941 sqft lot $23/sqft · 59% below area ↓ 41% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• 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

Picture this: a beautiful home in a well-established neighborhood, surrounded by bike and walking trails, just minutes from downtown St. Louis and near a high-demand, rapidly developing area. 1727 North Leffingwell Avenue offers the features and amenities today’s investors are looking for whether you’re a first-time investor or a seasoned professional. This property delivers more than expected, with location, lifestyle, and long-term value all working in your favor. Opportunities like this don’t wait and neither should you. Invest in the future. This is the future.

Key facts

• New infrastructure
• High-growth area
• 5,941 sq ft lot

Tags

• HIGH-GROWTH AREA
• MAJOR DEVELOPMENT UNDERWAY
• NEW INFRASTRUCTURE
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO DINING
• EXCELLENT RENTAL OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.6% 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: 15 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($346 loan paydown + $953 appreciation (1.9% local appreciation)).
• 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 (1.9% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1903 — 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1903 — 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: 3.99% ✓
• Cap rate: 36.65%
• Cash-on-cash: 108.40%
• DSCR: 5.82
• GRM: 2.1

CMA / ARV

• ARV (median comp): $123,344
• List price: $50,000
• Delta: -59.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2527-31 E University St	0.50mi	3/2.0	2,200 (+1%)	2mo	$19,900	$9	74
3709 Cote Brilliante Ave	0.64mi	3/1.0	2,476 (+13%)	5mo	$16,000	$6	40
2704 Stoddard St	0.57mi	3/1.0	2,012 (-8%)	21mo	$42,500	$21	39
2616 Natural Bridge Ave	0.73mi	4/3.0 (+1)	1,862 (-15%)	8mo	$16,000	$9	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.98×
• Total profit: $83,750
• Equity at exit: $19,470

10-year hold

• IRR: —
• Equity multiple: 14.50×
• Total profit: $188,963
• Equity at exit: $27,845

Cash invested: $14,000 (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 63106

• Home prices YoY: 1.4%
• Active inventory: 15
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$262
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $1,265

Break-even live

Break-even rent $395

Max offer price $50,000

Occupancy floor 32%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2206 Lucas Ave St. Louis, MO	1.0–2.0	1.0–2.0	1047	$1,900	$1.81	1d	20	0.93mi
2207 Angelica St Unit 1 St. Louis, MO	2.0	1.0	1734	$1,350	$0.78	43d	1	1.15mi
1627 Washington Ave Unit 202 St. Louis, MO	2.0	1.0	1450	$1,625	$1.12	43d	1	1.24mi
1627 Washington Ave Apt 503 St. Louis, MO	2.0	2.0	1400	$1,750	$1.25	43d	1	1.24mi
3681 Lindell Blvd Saint Louis, MO	3.0	1.0–2.5	1292	$3,579	$2.77	1d	62	1.24mi
3717-3721 Westminster Pl St. Louis, MO	3.0	1.0–3.0	1343	$2,735	$2.04	16d	4	1.26mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	1d	128	1.30mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	16d	81	1.30mi
1611 Locust St Saint Louis, MO	2.0	2.0	2062	$2,100	$1.02	12d	1	1.30mi
4202 Gano Ave Saint Louis, MO	3.0	1.0	1650	$1,168	$0.71	23d	1	1.38mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	4d	1	1.39mi
1324 Washington Ave St. Louis, MO	2.0	2.0	1789	$1,962	$1.10	1d	1	1.43mi
1307 Washington Ave St. Louis, MO	1.0–2.0	1.0	1261	$1,485	$1.18	7d	17	1.43mi
703 N 13th St St. Louis, MO	2.0	2.0	2516	$2,990	$1.19	43d	1	1.46mi
1209 Washington Ave Saint Louis, MO	1.0–2.0	1.5–2.0	1483	$2,190	$1.48	1d	22	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $50,000 Active 157 DOM
2. 2026-06-17
   days on market $50,000 Active 156 DOM
3. 2026-06-16
   days on market $50,000 Active 155 DOM
4. 2026-06-15
   days on market $50,000 Active 154 DOM
5. 2026-06-13
   days on market $50,000 Active 152 DOM
6. 2026-06-09
   days on market $50,000 Active 148 DOM
7. 2026-06-08
   days on market $50,000 Active 147 DOM
8. 2026-06-08
   days on market $50,000 Active 146 DOM
9. 2026-06-05
   days on market $50,000 Active 143 DOM
10. 2026-06-03
    days on market $50,000 Active 142 DOM
11. 2026-06-02
    days on market $50,000 Active 141 DOM
12. 2026-06-01
    days on market $50,000 Active 140 DOM
13. 2026-05-31
    days on market $50,000 Active 139 DOM
14. 2026-01-12
    listed $50,000 Active 589-char remark

    Show marketing remark (589 chars)

    Picture this: a beautiful home in a well-established neighborhood, surrounded by bike and walking trails, just minutes from downtown St. Louis and near a high-demand, rapidly developing area. 1727 North Leffingwell Avenue offers the features and amenities today’s investors are looking for whether you’re a first-time investor or a seasoned professional. This property delivers more than expected, with location, lifestyle, and long-term value all working in your favor. Opportunities like this don’t wait and neither should you. Invest in the future. This is the future.

15. 2024-11-21
    listed $85,000 Active
16. 2024-11-14
    historical
17. 2005-06-23
    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: $344 · $29/mo
• Projected year-2 tax: $485 · $40/mo
• Expected delta: +$141/yr (+$12/mo · 41.2%)

ⓘ 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 ≥109°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: $23,945
• − Mortgage interest: −$2,801
• − Property taxes: −$344
• − Insurance: −$250
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$1,455
• Taxable income: $15,265
• Est. tax owed @ 24.0%: −$3,664
• After-tax cash flow: $11,513/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
• City population: 283,259
• Population (ZIP): 7,742

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 (89%)
• Race & ethnicity: Black 89% White 7% Two or more races 2% Hispanic / Latino 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 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: ▲ 1.91%
• Current HPI: 133.284
• Rent YoY: —
• Metro: —
• 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

-41.2% since first listed

4 events — show timeline

• 2026-01-12 Listed $50,000 MARIS as Distributed by MLS Grid
• 2024-11-21 Listed $85,000 MARIS as Distributed by MLS Grid
• 2024-11-14 Coming Soon — MARIS as Distributed by MLS Grid
• 2005-06-23 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2024): $344 · +4.7% YoY. Source: county tax records.