5358 Ruskin Ave · St. Louis, MO 63115

$44,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 30 Days on market

Built 1925 5,632 sqft lot Est $48k · 8% 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 +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Key facts

• 5,632 sq ft lot
• Built 1925
• Listed 29 days

Property features AI

Finance

• Other: Property listed as residential, single family; Above-grade finished area reported as 1,224 (source: public records)
• Financial info: Lease not considered; No second mortgage reported; Seller may consider concessions
• HOA & community: No HOA details provided

Exterior

• Parking: Alley access; Off-street parking
• Security: No security details provided
• Utilities: Public water; Public sewer; Electric: Other; Cable not available; Electricity not available; Natural gas not available; Phone not available; Water not available
• Home design: Single-family residence; House with one level; Fixer condition; Owner by contract
• Construction: Brick construction; Built year not provided
• Exterior features: Back yard; Front yard; Many trees

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Full basement
• Laundry & utility: No heating or cooling specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.6% 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.
• Zoned schools: Walbridge Elem. Community Ed. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 128 students, 98% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 99 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $1,199/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 1655% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $304 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $43,340 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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.
4. 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.
5. 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: 2.73% ✓
• Cap rate: 24.58%
• Cash-on-cash: 65.33%
• DSCR: 3.91
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $47,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5350 Claxton Ave	0.20mi	3/2.0	1,224 (0%)	8mo	$115,000	$94	80
5445 N Kingshighway Blvd	0.20mi	3/1.0	1,288 (+5%)	9mo	$72,000	$56	74
4916 W Florissant Ave	0.36mi	3/1.5	1,235 (+1%)	10mo	$135,000	$109	71
5431 Arlington Ave	0.31mi	2/1.0 (-1)	1,196 (-2%)	9mo	$32,300	$27	70
5474 Queens Ave	0.22mi	3/1.0	1,075 (-12%)	3mo	$40,000	$37	67
5447 Claxton Ave	0.27mi	3/2.5	1,175 (-4%)	10mo	$62,000	$53	66
5410 Emerson Ave	0.33mi	2/1.0 (-1)	1,150 (-6%)	5mo	$45,000	$39	66
4514 Bircher Blvd	0.72mi	3/2.0	1,222 (-0%)	4mo	$30,000	$25	58
5354 Arlington Ave	0.26mi	2/1.0 (-1)	1,058 (-14%)	3mo	$19,500	$18	58
4814 Calvin Ave	0.67mi	3/1.0	1,257 (+3%)	8mo	$20,000	$16	58
4430 Sexauer Ave	0.66mi	2/1.0 (-1)	1,212 (-1%)	6mo	$64,500	$53	57
5052 Plover Ave	0.73mi	2/1.0 (-1)	1,041 (-15%)	5mo	$22,500	$22	32

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: 64.5%
• Equity multiple: 3.89×
• Total profit: $35,587
• Equity at exit: $6,561

10-year hold

• IRR: 68.9%
• Equity multiple: 7.98×
• Total profit: $85,997
• Equity at exit: $3,804

Cash invested: $12,320 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 99
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$231
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $671

Break-even live

Break-even rent $350

Max offer price $44,000

Occupancy floor 39%

Sensitivity live

Price	-10% $696	-5% $683	+0% $671	+5% $658	+10% $646
Rent	-10% $576	-5% $623	+0% $671	+5% $718	+10% $765
Rate	-1.0pp $693	-0.5pp $682	base $671	+0.5pp $659	+1.0pp $648

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5338 Claxton Ave Unit 33 St. Louis, MO	3.0	2.0	1196	$1,550	$1.30	45d	1	0.22mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	45d	1	0.28mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	3d	1	0.60mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	25d	1	0.86mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	25d	1	0.94mi
4737 Plover Ave Saint Louis, MO	4.0	1.5	1200	$1,400	$1.17	45d	1	0.96mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	45d	1	0.97mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	5d	1	0.98mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	45d	1	1.00mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	17d	1	1.05mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	45d	1	1.07mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	45d	1	1.14mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	45d	1	1.16mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	25d	1	1.35mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	25d	1	1.35mi
5730 Park Ln Saint Louis, MO	4.0	1.0	1174	$1,600	$1.36	21d	1	1.38mi
4223 Red Bud Ave Unit 1F St. Louis, MO	2.0	1.0	1167	$895	$0.77	45d	1	1.38mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	13d	1	1.46mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	21d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $44,000 Active 30 DOM
2. 2026-06-18
   days on market $44,000 Active 27 DOM
3. 2026-06-17
   days on market $44,000 Active 26 DOM
4. 2026-06-16
   pricedays on market $44,000 Active 25 DOM
5. 2026-06-15
   days on market $44,800 Active 24 DOM
6. 2026-06-13
   days on market $44,800 Active 22 DOM
7. 2026-06-09
   days on market $44,800 Active 18 DOM
8. 2026-06-08
   days on market $44,800 Active 17 DOM
9. 2026-06-07
   days on market $44,800 Active 16 DOM
10. 2026-06-05
    days on market $44,800 Active 13 DOM
11. 2026-06-03
    days on market $44,800 Active 12 DOM
12. 2026-06-02
    days on market $44,800 Active 11 DOM
13. 2026-06-01
    days on market $44,800 Active 10 DOM
14. 2026-05-31
    days on market $44,800 Active 9 DOM
15. 2026-05-22
    listed $44,800 Active
16. 1998-09-03
    soldstatus $37,000
17. 1991-07-23
    soldstatus
18. 1990-12-20
    soldstatus $30,107

ⓘ 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: $331 · $28/mo
• Projected year-2 tax: $427 · $36/mo
• Expected delta: +$96/yr (+$8/mo · 28.9%)

ⓘ 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: $14,390
• − Mortgage interest: −$2,465
• − Property taxes: −$331
• − Insurance: −$220
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,280
• Taxable income: $7,792
• Est. tax owed @ 24.0%: −$1,870
• After-tax cash flow: $6,178/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• 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

+48.8% since first listed

4 events — show timeline

• 2026-05-22 Listed $44,800 MARIS as Distributed by MLS Grid
• 1998-09-03 Sold (Public Records) $37,000 Public Records
• 1991-07-23 Sold (Public Records) — Public Records
• 1990-12-20 Sold (Public Records) $30,107 Public Records

Property tax history

-2.7%/yr

Latest (2024): $331 · +4.7% YoY. Source: county tax records.