2205 Osage St · St. Louis, MO 63118

$18,000

1 bd · 1.0 ba · 823 sqft · SingleFamily public records · 19 Days on market

Built 1895 3,049 sqft lot ↓ 5% 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
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

The interior has already been demo’d and is ready for a complete build-out to buyer specifications. The home is approximately 823 square feet, making it a very manageable rehab size. A key highlight is the basement, which is unusually dry with what appear to be true, solid foundation walls, something investors know is critically important when planning a full interior reconstruction. The property recently experienced a fire in the front room; based on visual observation, the impact appears to be primarily smoke-related rather than significant structural loss, though buyers should complete their own due diligence to confirm the extent of needed repairs. Located in the increasingly popu

Key facts

• Dry basement
• 3,049 sq ft lot
• Built 1895

Tags

• DRY BASEMENT
• SOLID FOUNDATION WALLS
• QUICK ACCESS TO INTERSTATE 55

Property features AI

Finance

• Other: Living area reported as 823 (source: public records)
• Financial info: Lease considered: No

Exterior

• Utilities: Public water; Public sewer; Electricity available (Single Phase, Ameren); Natural gas available; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Brick construction; Flat roof; Stone foundation; Built year source: public records
• Exterior features: City lot; Frontage on a city street (24 ft frontage)

Interior

• Kitchen: No appliances listed
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: Basement (full)
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $18k).
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.
• Cap rate 49.6% 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 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.
• Zoned schools: Monroe Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 158 students, 98% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 240 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $124 of loan paydown is wiped out by about $540 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 + 4.9% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1895 — 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 $17,730 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — 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. 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?
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: 5.38% ✓
• Cap rate: 49.64%
• Cash-on-cash: 154.81%
• DSCR: 7.89
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $88,061
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2719 Keokuk St	0.31mi	2/1.5 (+1)	836 (+2%)	5mo	$55,000	$66	72
3831 California Ave	0.41mi	1/1.0	818 (-1%)	13mo	$65,000	$79	69
3828 Missouri Ave	0.18mi	2/1.0 (+1)	777 (-6%)	16mo	$89,000	$115	64
3749 Kosciusko St	0.39mi	2/1.0 (+1)	836 (+2%)	16mo	$89,900	$108	61
3819 California Ave	0.42mi	2/1.0 (+1)	864 (+5%)	8mo	$55,000	$64	61
2748 Chariton	0.52mi	1/1.0	808 (-2%)	15mo	$49,900	$62	60
3627 Ohio Ave	0.50mi	2/1.0 (+1)	820 (-0%)	14mo	$119,500	$146	60
2839 Osage St	0.45mi	2/1.0 (+1)	836 (+2%)	15mo	$64,900	$78	59
3607 Oregon Ave	0.64mi	2/2.0 (+1)	838 (+2%)	7mo	$89,990	$107	52
1937 Chippewa St	0.29mi	2/1.0 (+1)	727 (-12%)	12mo	$49,000	$67	52
3716 Illinois Ave	0.34mi	2/2.0 (+1)	707 (-14%)	0mo	$149,900	$212	51
3609 Ohio Ave	0.53mi	2/1.0 (+1)	936 (+14%)	11mo	$130,000	$139	38

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.01×
• Total profit: $40,380
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 20.15×
• Total profit: $96,525
• Equity at exit: $1,556

Cash invested: $5,040 (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 63118

• Rents YoY: 4.9%
• Active inventory: 240
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $968 high
• Mortgage (P&I): −$94
• Tax from tax record: −$13 /mo · $155/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $650

Break-even live

Break-even rent $145

Max offer price $18,000

Occupancy floor 28%

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2649 Keokuk St Unit 1L St. Louis, MO	2.0	1.0	800	$1,195	$1.49	44d	1	0.27mi
3743 Wisconsin Ave Unit 37433RDF St. Louis, MO	2.0	1.5	750	$895	$1.19	44d	1	0.34mi
2700 Chippewa St Saint Louis, MO	1.0	1.0	703	$685	$0.97	2d	1	0.35mi
4102 California Ave Unit 2s St. Louis, MO	1.0	1.0	745	$725	$0.97	44d	1	0.35mi
2806 Osage St Apt 2E St. Louis, MO	1.0	1.0	992	$750	$0.76	44d	1	0.37mi
3700 S Broadway St Unit 2N St. Louis, MO	2.0	1.0	975	$925	$0.95	24d	1	0.39mi
3739 Ohio Ave Unit A St. Louis, MO	2.0	1.0	900	$1,000	$1.11	4d	1	0.40mi
3739 Ohio Ave Unit B St. Louis, MO	1.0	1.0	897	$900	$1.00	4d	1	0.40mi
4202 California Ave St. Louis, MO	1.0	1.0	600	$625	$1.04	15d	1	0.42mi
3931 Oregon Ave Unit 3931 St. Louis, MO	1.0	1.0	867	$999	$1.15	4d	1	0.43mi
3931 Oregon Ave Unit 3931 St. Louis, MO	1.0	1.0	867	$999	$1.15	2d	1	0.43mi
4127 Oregon Ave Unit 2F St. Louis, MO	2.0	1.0	1000	$1,203	$1.20	24d	1	0.45mi
4238 California Ave St. Louis, MO	2.0	1.0	1000	$1,300	$1.30	44d	1	0.46mi
2837 Meramec St Apt 1E St. Louis, MO	1.0	1.0	700	$850	$1.21	24d	1	0.48mi
3828 Nebraska Ave St. Louis, MO	1.0	1.0	1000	$750	$0.75	24d	1	0.50mi
3600 Texas Ave Saint Louis, MO	1.0	1.0	665	$1,198	$1.80	4d	2	0.53mi
3839 Pennsylvania Ave Saint Louis, MO	2.0	1.0	725	$1,000	$1.38	20d	1	0.58mi
3922 Minnesota Ave Saint Louis, MO	2.0	1.0	1000	$925	$0.93	44d	1	0.59mi
4308 Nebraska Ave Unit B St. Louis, MO	2.0	2.0	1012	$1,148	$1.13	8d	1	0.59mi
4308 Nebraska Ave Unit A St. Louis, MO	1.0	1.0	1012	$1,148	$1.13	8d	1	0.59mi
3855 Minnesota Ave Unit B St. Louis, MO	2.0	1.0	900	$850	$0.94	44d	1	0.63mi
3106 Keokuk St Saint Louis, MO	2.0	1.0	850	$850	$1.00	16d	1	0.63mi
3116 Keokuk St Unit 1F St. Louis, MO	2.0	1.0	900	$850	$0.94	2d	1	0.65mi
3116 Keokuk St Saint Louis, MO	2.0	1.0	900	$850	$0.94	3d	1	0.65mi
3138 Gasconade St Unit 3138 2W St. Louis, MO	1.0	1.0	950	$850	$0.89	18d	1	0.69mi
3530 Oregon Ave Unit 3532 St. Louis, MO	2.0	1.0	1035	$825	$0.80	44d	1	0.70mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$1,275	$1.05	2d	15	0.71mi
4116 S Compton Ave St. Louis, MO	1.0	1.0	868	$725	$0.84	44d	1	0.72mi
3534 Nebraska Ave Saint Louis, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	0.74mi
2214-2216 Cherokee St Unit Cherokee 2214-2nd Floor St. Louis, MO	1.0	1.0	1000	$1,100	$1.10	24d	1	0.76mi
3829 S Compton Ave Unit B St. Louis, MO	2.0	1.0	1040	$1,050	$1.01	24d	1	0.76mi
3829 S Compton Ave Unit A St. Louis, MO	2.0	1.0	1040	$1,000	$0.96	16d	1	0.76mi
1952 Cherokee St Unit 2F St. Louis, MO	1.0	1.0	750	$1,200	$1.60	22d	1	0.79mi
4528 Nebraska Ave Unit 305 St. Louis, MO	2.0	2.0	950	$1,345	$1.42	24d	1	0.81mi
4528 Nebraska Ave Unit 104 St. Louis, MO	1.0	1.0	750	$950	$1.27	24d	1	0.81mi
4508 Pennsylvania Ave Unit 2N St. Louis, MO	1.0	1.0	750	$740	$0.99	44d	1	0.82mi
4508 Pennsylvania Ave Unit 2N St. Louis, MO	1.0	1.0	750	$740	$0.99	24d	1	0.82mi
3204 Winnebago St Saint Louis, MO	1.0	1.0	830	$1,400	$1.69	24d	1	0.83mi
3434 Nebraska Ave Saint Louis, MO	2.0	1.0	747	$1,100	$1.47	44d	1	0.84mi
4513 Pennsylvania Ave Unit 4515 1F St. Louis, MO	1.0	1.0	1000	$875	$0.88	44d	1	0.84mi

Listing history 12 events

1. 2026-06-10
   status $18,000 Pending 19 DOM
2. 2026-06-09
   days on market $18,000 Active 19 DOM
3. 2026-06-08
   days on market $18,000 Active 18 DOM
4. 2026-06-07
   days on market $18,000 Active 17 DOM
5. 2026-06-05
   days on market $18,000 Active 14 DOM
6. 2026-06-03
   days on market $18,000 Active 13 DOM
7. 2026-06-02
   days on market $18,000 Active 12 DOM
8. 2026-06-01
   days on market $18,000 Active 11 DOM
9. 2026-05-31
   days on market $18,000 Active 10 DOM
10. 2026-05-21
    listed $18,000 Active
11. 2025-11-25
    listed $19,000 Active
12. 2008-02-04
    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: $155 · $13/mo
• Projected year-2 tax: $175 · $15/mo
• Expected delta: +$19/yr (+$2/mo · 12.4%)

ⓘ 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 ≥108°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: $11,621
• − Mortgage interest: −$1,008
• − Property taxes: −$155
• − Insurance: −$90
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$524
• Taxable income: $7,984
• Est. tax owed @ 24.0%: −$1,916
• After-tax cash flow: $5,886/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

-5.3% since first listed

3 events — show timeline

• 2026-05-21 Listed $18,000 MARIS as Distributed by MLS Grid
• 2025-11-25 Listed $19,000 MARIS as Distributed by MLS Grid
• 2008-02-04 Sold (Public Records) — Public Records

Property tax history

-6.2%/yr

Latest (2022): $155 · +0.1% YoY. Source: county tax records.