4260 Bates St · St. Louis, MO 63116

$95,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 17 Days on market

Built 1925 3,641 sqft lot Est $137k · 31% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.1/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

OUTSTANDING OPPORTUNITY!!! So much potential here! Bring your work boots and your creativity and make this one shine once again! All brick bungalow features covered porch, wood floors, fenced yard, and MORE! Detached garage, large deck, solid wood doors, original stained glass and rear bonus room make this one a WINNER! Schedule a showing today! Property is to be sold in its current as-is condition with no warranties or representations by the Seller. Seller will not make repairs nor provide any inspections. Seller's addendum is required after terms of sale are agreed upon. Special Sale Contract (Form #2043) required. Proof of funds or pre-approval letter required with offer.

Key facts

• Covered porch
• Large deck
• Wood floors

Tags

• COVERED PORCH
• WOOD FLOORS
• FENCED YARD
• DETACHED GARAGE
• LARGE DECK
• SOLID WOOD DOORS

Property features AI

Finance

• Other: City lot (approx. 35 x 104 feet); Living area and finished lower level reported as 768 (per public records); No pool
• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One and one-half levels; Residential property in fixer condition; Bank-owned
• Construction: Brick construction
• Exterior features: Covered porch

Interior

• Bedrooms: 3 bedrooms total, including 1 on the main level and 2 on the upper level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Woerner Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 362 students, 99% 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 255 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $657 of loan paydown is wiped out by about $3k 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 + 2.6% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

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 $93,575 (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: 1.31% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $137,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4035 Schiller Pl	0.31mi	2/1.0 (-1)	762 (-1%)	2mo	$114,900	$151	77
5034 Ray Ave	0.34mi	3/1.5	800 (+4%)	1mo	$165,000	$206	74
4045 Walsh St	0.34mi	2/1.0 (-1)	803 (+5%)	2mo	$55,635	$69	70
4359 Toenges Ave	0.57mi	2/1.0 (-1)	768 (0%)	2mo	$179,900	$234	67
3976 Eichelberger St	0.39mi	2/1.0 (-1)	720 (-6%)	1mo	$10,000	$14	66
5450 Dresden Ave	0.34mi	2/1.0 (-1)	829 (+8%)	1mo	$150,000	$181	65
5610 Leona St	0.30mi	2/1.0 (-1)	840 (+9%)	4mo	$150,000	$179	62
6118 Newport Ave	0.36mi	2/1.0 (-1)	858 (+12%)	1mo	$199,900	$233	58
4862 Goethe Ave	0.67mi	2/1.0 (-1)	800 (+4%)	1mo	$189,900	$237	56
4444 Gannett St	0.63mi	2/1.0 (-1)	852 (+11%)	3mo	$149,900	$176	45
5205 S Kingshighway Blvd	0.69mi	2/1.0 (-1)	859 (+12%)	0mo	$135,000	$157	43
4372 Ellenwood Ave	0.71mi	2/1.0 (-1)	864 (+12%)	2mo	$105,000	$122	40

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,843
• Equity at exit: $14,165

10-year hold

• IRR: 12.0%
• Equity multiple: 1.93×
• Total profit: $24,747
• Equity at exit: $8,214

Cash invested: $26,600 (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 63116

• Rents YoY: 2.6%
• Active inventory: 255
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$498
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $293

Break-even live

Break-even rent $871

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $347	-5% $320	+0% $293	+5% $266	+10% $239
Rent	-10% $195	-5% $244	+0% $293	+5% $342	+10% $391
Rate	-1.0pp $341	-0.5pp $317	base $293	+0.5pp $269	+1.0pp $244

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4028 Schiller Pl Saint Louis, MO	2.0	1.0	802	$1,440	$1.80	44d	1	0.33mi
6135 Newport Ave Saint Louis, MO	2.0	1.0	960	$1,976	$2.06	2d	1	0.38mi
5415 Dresden Ave Saint Louis, MO	2.0	1.5	935	$1,200	$1.28	24d	1	0.38mi
4413 Delor St Unit 2F St. Louis, MO	2.0	1.0	1010	$1,125	$1.11	24d	1	0.46mi
5111 Cologne Ave Saint Louis, MO	2.0	1.0	800	$1,050	$1.31	44d	1	0.46mi
4710 Eichelberger St Unit First St. Louis, MO	2.0	1.0	888	$900	$1.01	44d	1	0.48mi
5033 Ulena Ave Saint Louis, MO	2.0	1.0	960	$1,575	$1.64	44d	1	0.59mi
3824 Eiler St Saint Louis, MO	2.0	1.0	1000	$1,050	$1.05	24d	1	0.61mi
4215 Neosho St Unit 101 St. Louis, MO	2.0	1.0	750	$825	$1.10	44d	1	0.62mi
5006 Christy Blvd Unit 1st Fl St. Louis, MO	3.0	1.0	1100	$1,450	$1.32	44d	1	0.65mi
3815 Wilmington Ave Apt 2N St. Louis, MO	2.0	1.0	800	$1,095	$1.37	44d	1	0.67mi
4274 Ellenwood Ave Unit 1E St. Louis, MO	2.0	1.0	800	$995	$1.24	44d	1	0.69mi
4428 Ellenwood Ave Saint Louis, MO	2.0	1.0	900	$1,225	$1.36	44d	1	0.72mi
5707 Dewey Ave Unit 1F St. Louis, MO	2.0	1.0	1000	$1,050	$1.05	15d	1	0.74mi
6725 Wanda Ave Saint Louis, MO	2.0	1.0	700	$1,100	$1.57	44d	1	0.76mi
6010 S Kingshighway Blvd Saint Louis, MO	2.0	1.0	900	$995	$1.11	24d	2	0.77mi
6010-6020 S Kingshighway Blvd St. Louis, MO	2.0	1.0	900	$1,025	$1.14	44d	1	0.77mi
3765 Delor St Unit 37651-F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	24d	1	0.82mi
3761 Delor St St. Louis, MO	2.0	1.5	900	$1,285	$1.43	2d	2	0.83mi
3737 Delor St Unit 3737-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.84mi
3737 Delor St Unit 3737-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	24d	1	0.84mi
3647 Delor St Unit 3647-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.85mi
3729 Delor St Unit 37292-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	24d	1	0.85mi
3717 Delor St Unit 37172-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	24d	1	0.86mi
3723 Delor St Unit 3723-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	44d	1	0.87mi
3719 Delor St Unit 3719-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.87mi
6445 S Kingshighway Blvd Saint Louis, MO	2.0	1.0	972	$1,600	$1.65	44d	1	0.87mi
3711 Delor St Unit 3711-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	24d	1	0.88mi
3705 Delor St Unit 3705-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	44d	1	0.89mi
3709 Delor St Unit 3709-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	44d	1	0.89mi
3707a Delor St Unit 3707-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.90mi
3661 Delor St Unit 3661-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	44d	1	0.91mi
3661 Delor St Unit 3661-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.91mi
3659 Delor St Unit 3659-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.92mi
5217 S Grand Blvd Saint Louis, MO	2.0	1.0	870	$1,125	$1.29	15d	1	0.95mi
4455 S 38th St Saint Louis, MO	3.0	1.0	1000	$1,000	$1.00	24d	1	0.98mi
4950 Sutherland Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$1,295	$1.23	11d	1	0.98mi
4933 Loughborough Ave Saint Louis, MO	2.0	1.0	945	$1,550	$1.64	2d	1	0.99mi
7113 Leona St Saint Louis, MO	3.0	1.0	864	$1,765	$2.04	44d	1	1.00mi
3601 Holly Hills Blvd Apt 19 St. Louis, MO	2.0	1.0	700	$875	$1.25	3d	1	1.04mi

Listing history 12 events

1. 2026-06-18
   days on market $95,000 Active 17 DOM
2. 2026-06-17
   days on market $95,000 Active 16 DOM
3. 2026-06-16
   days on market $95,000 Active 15 DOM
4. 2026-06-15
   days on market $95,000 Active 14 DOM
5. 2026-06-13
   days on market $95,000 Active 12 DOM
6. 2026-06-09
   days on market $95,000 Active 8 DOM
7. 2026-06-08
   days on market $95,000 Active 7 DOM
8. 2026-06-07
   days on market $95,000 Active 6 DOM
9. 2026-06-05
   days on market $95,000 Active 3 DOM
10. 2026-06-03
    days on market $95,000 Active 2 DOM
11. 2026-06-02
    remarks 686-char remark
12. 2026-06-02
    listed $95,000 Active 1 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: $1,802 · $150/mo
• Projected year-2 tax: $1,802 · $150/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $14,903
• − Mortgage interest: −$5,321
• − Property taxes: −$1,802
• − Insurance: −$475
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,764
• Taxable income: $2,156
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $3,001/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

2 events — show timeline

• 2026-06-01 Listed $95,000 MARIS as Distributed by MLS Grid
• 2000-09-26 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2024): $1,802 · +4.7% YoY. Source: county tax records.