815 Portland Ter · St. Louis, MO 63147

$80,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 159 Days on market

Built 1948 4,399 sqft lot $85/sqft · 62% above area

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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 MLS

Attention Investors!!! This is a 2brm/1bth brick home ready for an instant cash flow. Tenant is already in place paying 1k/monthly rent. The property is being sold AS-Is and the Seller will make NO repairs or offer any warranties. No showing until after an accepted contract.

Key facts

• 4,399 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Market conditions: 57 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($70k) 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.
• Current owner paid $39k; list at $80k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1948 — 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: 1.18% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (median comp): $49,330
• List price: $80,000
• Delta: 62.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Portland Ter	0.01mi	2/1.0	936 (0%)	1mo	$60,000	$64	99
8770 Jordan Ave	0.19mi	2/1.0	884 (-6%)	3mo	$48,000	$54	79
925 Riverview Blvd	0.22mi	2/1.0	830 (-11%)	0mo	$93,000	$112	71
905 Hornsby Ave	0.50mi	2/1.5	961 (+3%)	3mo	$115,000	$120	68
828 Marias Dr	0.46mi	2/1.0	884 (-6%)	4mo	$64,900	$73	66
1220 Duenke Dr	0.50mi	2/1.0	984 (+5%)	3mo	$89,900	$91	66
817 Lebon Dr	0.56mi	2/1.0	884 (-6%)	2mo	$93,000	$105	63
9240 Hathaway Dr	0.63mi	2/1.0	982 (+5%)	2mo	$130,000	$132	61
9456 Bagley Dr	0.67mi	2/2.0	982 (+5%)	2mo	$55,000	$56	55
831 Hornsby	0.49mi	3/1.5 (+1)	1,008 (+8%)	4mo	$90,000	$89	54
1067 Melvin Ave	0.42mi	3/1.0 (+1)	1,050 (+12%)	4mo	$77,900	$74	52
949 Canaan Ave	0.43mi	1/1.0 (-1)	800 (-14%)	4mo	$47,625	$60	47

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $3,527
• Equity at exit: $11,928

10-year hold

• IRR: 13.6%
• Equity multiple: 2.08×
• Total profit: $24,237
• Equity at exit: $6,917

Cash invested: $22,400 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $948 high
• Mortgage (P&I): −$420
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $259

Break-even live

Break-even rent $620

Max offer price $80,000

Occupancy floor 68%

Sensitivity live

Price	-10% $305	-5% $282	+0% $259	+5% $237	+10% $214
Rent	-10% $184	-5% $222	+0% $259	+5% $297	+10% $334
Rate	-1.0pp $300	-0.5pp $280	base $259	+0.5pp $239	+1.0pp $217

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Gustav Ave Apt C St. Louis, MO	1.0	1.0	550	$800	$1.45	44d	1	0.12mi
819 Gustav Ave Unit 832 B St. Louis, MO	1.0	1.0	550	$740	$1.35	44d	1	0.12mi
819 Gustav Ave Apt A St. Louis, MO	1.0	1.0	550	$740	$1.35	24d	1	0.12mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	24d	1	0.21mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	44d	1	0.22mi
849 River Trail Ct Apt 201 St. Louis, MO	1.0	1.0	700	$825	$1.18	44d	1	0.31mi
849 River Trail Ct #102 St. Louis, MO	1.0	1.0	700	$825	$1.18	24d	1	0.31mi
8530 Lowell St Saint Louis, MO	2.0	1.0	918	$1,100	$1.20	44d	1	0.49mi
1131 Canaan Ave Saint Louis, MO	1.0	1.0	624	$900	$1.44	17d	1	0.57mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	0.69mi
8612 Halls Ferry Rd Saint Louis, MO	1.0–2.0	1.0	625	$775	$1.24	5d	2	0.73mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	44d	1	0.80mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	24d	1	0.81mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.97mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	1.21mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	1.27mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	24d	1	1.31mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	21d	1	1.39mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	44d	1	1.40mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	44d	1	1.42mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	15d	3	1.43mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	44d	1	1.43mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	1.44mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	1.47mi

Listing history 21 events

1. 2026-06-21
   days on market $80,000 Active 159 DOM
2. 2026-06-18
   days on market $80,000 Active 156 DOM
3. 2026-06-17
   days on market $80,000 Active 155 DOM
4. 2026-06-16
   days on market $80,000 Active 154 DOM
5. 2026-06-15
   days on market $80,000 Active 153 DOM
6. 2026-06-13
   days on market $80,000 Active 151 DOM
7. 2026-06-09
   days on market $80,000 Active 147 DOM
8. 2026-06-08
   days on market $80,000 Active 146 DOM
9. 2026-06-08
   days on market $80,000 Active 145 DOM
10. 2026-06-05
    days on market $80,000 Active 142 DOM
11. 2026-06-03
    days on market $80,000 Active 141 DOM
12. 2026-06-02
    days on market $80,000 Active 140 DOM
13. 2026-06-01
    days on market $80,000 Active 139 DOM
14. 2026-05-31
    days on market $80,000 Active 138 DOM
15. 2026-01-13
    listed $80,000 Active 275-char remark

    Show marketing remark (275 chars)

    Attention Investors!!! This is a 2brm/1bth brick home ready for an instant cash flow. Tenant is already in place paying 1k/monthly rent. The property is being sold AS-Is and the Seller will make NO repairs or offer any warranties. No showing until after an accepted contract.

16. 2025-03-19
    price $74,900
17. 2024-12-10
    listed $78,000 Active
18. 2023-12-13
    soldstatus $39,000
19. 2023-12-13
    soldstatus $72,500
20. 2008-01-03
    soldstatus $27,900
21. 1997-07-07
    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: $441 · $37/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$335/yr (+$28/mo · 76.1%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,376
• − Mortgage interest: −$4,481
• − Property taxes: −$441
• − Insurance: −$400
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$2,327
• Taxable income: $1,906
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,654/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

+186.7% since first listed

7 events — show timeline

• 2026-01-13 Listed $80,000 MARIS as Distributed by MLS Grid
• 2025-03-19 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2024-12-10 Listed $78,000 MARIS as Distributed by MLS Grid
• 2023-12-13 Sold (Public Records) $72,500 Public Records
• 2023-12-13 Sold (Public Records) $39,000 Public Records
• 2008-01-03 Sold (Public Records) $27,900 Public Records
• 1997-07-07 Sold (Public Records) — Public Records

Property tax history

-3.7%/yr

Latest (2024): $441 · +4.8% YoY. Source: county tax records.