4410 Marcus Ave · St. Louis, MO 63115

$67,000

2 bd · 1.5 ba · 816 sqft · SingleFamily public records · 102 Days on market

Built 1954 $82/sqft · 64% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

DON'T LET THE OUTSIDE FOOL YOU! This ALL-BRICK BEAUTY would be great to live in or an investment property. This beauty has 2 bedrooms, spacious, beautiful wood flooring, cozy kitchens, a bath, and a full basement. The spacious rear yard has and still has plenty of room for the kids to play. Minutes from downtown, Fox Theater, grocery store, highways, the soon-to-come NGA, parks, and more. Make your appointment today! This GEM Won't Last Long!!

Key facts

• Spacious rear yard
• All brick
• Near highways

Tags

• ALL BRICK
• SPACIOUS REAR YARD
• FULL BASEMENT
• MINUTES FROM DOWNTOWN
• NEAR GROCERY STORE
• NEAR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $67k).
• Recommended offer: $61k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: 97 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 37% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 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 $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $28k; list at $67k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $60,970 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.43% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.86%
• DSCR: 1.97
• GRM: 5.8

CMA / ARV

• ARV (median comp): $40,795
• List price: $67,000
• Delta: 64.24%
• 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
4475 N Taylor Ave	0.32mi	2/1.0	848 (+4%)	2mo	$80,000	$94	74
4885 Anderson Ave	0.33mi	3/1.0 (+1)	809 (-1%)	10mo	$89,000	$110	68
4547 Bessie Ave	0.20mi	2/1.0	906 (+11%)	4mo	$39,500	$44	68
4330 Penrose St	0.60mi	2/1.0	800 (-2%)	1mo	$15,000	$19	66
4556 Carter Ave	0.15mi	2/1.0	936 (+15%)	3mo	$67,500	$72	64
4607 Lee Ave	0.31mi	3/1.5 (+1)	912 (+12%)	4mo	$25,000	$27	58
4551 Lexington Ave	0.74mi	2/1.0	812 (-0%)	10mo	$15,000	$18	54
4509 Penrose St	0.27mi	2/1.0	898 (+10%)	18mo	$87,000	$97	54
4873 Bessie	0.34mi	3/1.0 (+1)	782 (-4%)	22mo	$109,900	$141	52
4946 Margaretta Ave	0.66mi	2/1.0	828 (+2%)	20mo	$70,000	$85	49
4866 Carter Ave	0.27mi	2/1.0	924 (+13%)	18mo	$42,000	$45	48
3619 Cora Ave	0.70mi	2/1.0	910 (+12%)	20mo	$39,500	$43	29

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: 14.5%
• Equity multiple: 1.58×
• Total profit: $10,897
• Equity at exit: $9,990

10-year hold

• IRR: 23.2%
• Equity multiple: 3.00×
• Total profit: $37,455
• Equity at exit: $5,793

Cash invested: $18,760 (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: 97
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$351
• Tax from tax record: −$34 /mo · $410/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $342

Break-even live

Break-even rent $523

Max offer price $67,000

Occupancy floor 59%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	2d	1	0.26mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	43d	1	0.27mi
4460 Bircher Blvd Saint Louis, MO	1.0	1.0	1100	$725	$0.66	10d	1	0.28mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	16d	1	0.33mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	43d	1	0.43mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	43d	1	0.44mi
4732 W Florissant Ave Unit 2nd St. Louis, MO	1.0	1.0	600	$650	$1.08	43d	1	0.50mi
4426 Holly Ave Unit B St. Louis, MO	2.0	1.0	1000	$1,100	$1.10	14d	1	0.59mi
4908 W Florissant Ave Apt A St. Louis, MO	1.0	1.0	750	$695	$0.93	43d	1	0.60mi
4301 E Warne Ave St. Louis, MO	1.0	1.0	550	$525	$0.95	43d	1	1.11mi
4935 Alcott Ave Saint Louis, MO	3.0	1.0	680	$705	$1.04	16d	1	1.14mi
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	43d	1	1.16mi
3819 Kossuth Ave Saint Louis, MO	1.0	1.5	816	$725	$0.89	23d	1	1.37mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	23d	1	1.43mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	4d	1	1.49mi

Listing history 10 events

1. 2026-02-17
   listed $67,000 Active 447-char remark

   Show marketing remark (447 chars)

   DON'T LET THE OUTSIDE FOOL YOU! This ALL-BRICK BEAUTY would be great to live in or an investment property. This beauty has 2 bedrooms, spacious, beautiful wood flooring, cozy kitchens, a bath, and a full basement. The spacious rear yard has and still has plenty of room for the kids to play. Minutes from downtown, Fox Theater, grocery store, highways, the soon-to-come NGA, parks, and more. Make your appointment today! This GEM Won't Last Long!!

2. 2024-10-31
   historical
3. 2024-08-02
   price $60,000
4. 2024-07-02
   listed $70,000 Active
5. 2018-05-02
   soldstatus $27,500
6. 2018-04-27
   soldstatus Closed
7. 2018-04-25
   status Pending
8. 2018-03-19
   historical Contingent (No Kickout)
9. 2018-02-27
   listed $29,900 Active
10. 2003-08-14
    soldstatus $65,000

ⓘ 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: $410 · $34/mo
• Projected year-2 tax: $650 · $54/mo
• Expected delta: +$240/yr (+$20/mo · 58.6%)

ⓘ 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: $11,472
• − Mortgage interest: −$3,753
• − Property taxes: −$410
• − Insurance: −$335
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$1,949
• Taxable income: $3,189
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,336/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

+3.1% since first listed

10 events — show timeline

• 2026-02-17 Listed $67,000 MARIS as Distributed by MLS Grid
• 2024-10-31 Delisted — MARIS as Distributed by MLS Grid
• 2024-08-02 Price Changed $60,000 MARIS as Distributed by MLS Grid
• 2024-07-02 Listed $70,000 MARIS as Distributed by MLS Grid
• 2018-05-02 Sold (Public Records) $27,500 Public Records
• 2018-04-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-04-25 Pending — MARIS as Distributed by MLS Grid
• 2018-03-19 Contingent — MARIS as Distributed by MLS Grid
• 2018-02-27 Listed $29,900 MARIS as Distributed by MLS Grid
• 2003-08-14 Sold (Public Records) $65,000 Public Records

Property tax history

-1.6%/yr

Latest (2024): $410 · +4.8% YoY. Source: county tax records.