4110 Oregon Ave · St. Louis, MO 63118

$39,000

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 3 Days on market

Built 1895 3,075 sqft lot ↓ 20% since listing

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

Attention INVESTORS!!! Dutchtown Rehab Opportunity! Bring your tools and your imagination! 2-story brick home with 2 bedrooms and 1.5 baths in a high-appreciation area. Significant value-add potential for savvy rehabbers or DIY enthusiasts. Property to be sold strictly AS-IS; seller to provide no repairs or inspections. Special Sale Contract required. Cash or hard money preferred. Don't miss this chance to add a winner to your portfolio!

Key facts

• 3,075 sq ft lot
• Built 1895
• Listed 3 days

Property features AI

Finance

• Other: Living area documented as 1,088 (source: Appraiser/Assessor); Lot size approximately 0.0706 acres
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, sewer, and water available
• Home design: Single-family residence; Residential property; Two levels; Brick construction; Entry address: 4110 Oregon Ave, Saint Louis, MO 63118
• Construction: Brick exterior
• Exterior features: City lot; Neighborhood: Dutchtown

Interior

• Bedrooms: 2 bedrooms (both on upper level)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Walk-out unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Cap rate 24.0% 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: Meramec Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 202 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 $270 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 + 4.9% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $39,000

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. 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: 2.68% ✓
• Cap rate: 23.98%
• Cash-on-cash: 63.18%
• DSCR: 3.81
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $143,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4110 Oregon Ave	0.00mi	2/1.5	1,088 (0%)	1mo	$39,000	$36	97
4106 Nebraska Ave	0.06mi	3/1.0 (+1)	1,080 (-1%)	4mo	$40,000	$37	88
3841 Michigan Ave	0.42mi	2/1.0	1,098 (+1%)	8mo	$42,000	$38	72
3840 S Compton Ave	0.44mi	3/1.0 (+1)	1,106 (+2%)	4mo	$168,000	$152	69
3124 Osceola St	0.44mi	2/1.5	1,065 (-2%)	9mo	$159,000	$149	67
4338 Oregon Ave	0.30mi	2/1.0	956 (-12%)	1mo	$115,000	$120	64
4412 Pennsylvania Ave	0.40mi	2/2.0	1,150 (+6%)	4mo	$165,000	$143	64
2806 Keokuk St	0.27mi	3/1.0 (+1)	963 (-12%)	6mo	$144,900	$150	58
3728 Minnesota Ave	0.50mi	1/1.0 (-1)	986 (-9%)	8mo	$130,000	$132	49
3615 Virginia Ave	0.73mi	2/1.0	990 (-9%)	5mo	$90,000	$91	47
4644 Michigan	0.73mi	2/1.0	1,174 (+8%)	8mo	$65,000	$55	46
3208 N Dakota St	0.55mi	3/2.0 (+1)	974 (-10%)	11mo	$155,000	$159	39

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: 64.3%
• Equity multiple: 3.96×
• Total profit: $32,329
• Equity at exit: $5,815

10-year hold

• IRR: 69.3%
• Equity multiple: 8.69×
• Total profit: $83,957
• Equity at exit: $3,372

Cash invested: $10,920 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$205
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $575

Break-even live

Break-even rent $317

Max offer price $39,000

Occupancy floor 40%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4127 Oregon Ave Unit 2F St. Louis, MO	2.0	1.0	1000	$1,203	$1.20	23d	1	0.02mi
2837 Meramec St Apt 1E St. Louis, MO	1.0	1.0	700	$850	$1.21	23d	1	0.08mi
4102 California Ave Unit 2s St. Louis, MO	1.0	1.0	745	$725	$0.97	43d	1	0.09mi
2806 Osage St Apt 2E St. Louis, MO	1.0	1.0	992	$750	$0.76	43d	1	0.15mi
4126 Minnesota Ave Unit 2f St. Louis, MO	2.0	1.0	1150	$1,028	$0.89	23d	1	0.17mi
4130 Minnesota Ave Saint Louis, MO	2.0	1.0	1234	$975	$0.79	14d	1	0.17mi
4238 California Ave St. Louis, MO	2.0	1.0	1000	$1,300	$1.30	43d	1	0.19mi
4127 Minnesota Ave Unit 1F St. Louis, MO	3.0	1.0	1155	$1,200	$1.04	43d	1	0.20mi
4127 Minnesota Ave Unit 2F St. Louis, MO	3.0	1.0	1155	$1,200	$1.04	43d	1	0.20mi
3931 Oregon Ave Unit 3931 St. Louis, MO	1.0	1.0	867	$999	$1.15	4d	1	0.22mi
3931 Oregon Ave Unit 3931 St. Louis, MO	1.0	1.0	867	$999	$1.15	1d	1	0.22mi
4308 Nebraska Ave Unit A St. Louis, MO	1.0	1.0	1012	$1,148	$1.13	7d	1	0.24mi
4308 Nebraska Ave Unit B St. Louis, MO	2.0	2.0	1012	$1,148	$1.13	7d	1	0.24mi
3138 Gasconade St Unit 3138 2W St. Louis, MO	1.0	1.0	950	$850	$0.89	17d	1	0.27mi
3922 Minnesota Ave Saint Louis, MO	2.0	1.0	1000	$925	$0.93	43d	1	0.29mi
4116 S Compton Ave St. Louis, MO	1.0	1.0	868	$725	$0.84	43d	1	0.29mi
3106 Keokuk St Saint Louis, MO	2.0	1.0	850	$850	$1.00	16d	1	0.34mi
3914 Michigan Ave Saint Louis, MO	2.0	1.0	1376	$1,150	$0.84	43d	1	0.34mi
3116 Keokuk St Unit 1F St. Louis, MO	2.0	1.0	900	$850	$0.94	1d	1	0.35mi
3116 Keokuk St Saint Louis, MO	2.0	1.0	900	$850	$0.94	2d	1	0.35mi
3828 Nebraska Ave St. Louis, MO	1.0	1.0	1000	$750	$0.75	23d	1	0.35mi
3839 Pennsylvania Ave Saint Louis, MO	2.0	1.0	725	$1,000	$1.38	20d	1	0.35mi
3855 Minnesota Ave Unit B St. Louis, MO	2.0	1.0	900	$850	$0.94	43d	1	0.36mi
2649 Keokuk St Unit 1L St. Louis, MO	2.0	1.0	800	$1,195	$1.49	43d	1	0.37mi
2641 Keokuk St Unit 1R St. Louis, MO	3.0	1.0	800	$1,295	$1.62	43d	1	0.37mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	14d	1	0.39mi
2700 Chippewa St Saint Louis, MO	1.0	1.0	703	$685	$0.97	1d	1	0.44mi
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	4d	1	0.45mi
3829 S Compton Ave Unit B St. Louis, MO	2.0	1.0	1040	$1,050	$1.01	23d	1	0.47mi
3829 S Compton Ave Unit A St. Louis, MO	2.0	1.0	1040	$1,000	$0.96	16d	1	0.47mi
3739 Ohio Ave Unit A St. Louis, MO	2.0	1.0	900	$1,000	$1.11	4d	1	0.49mi
3739 Ohio Ave Unit B St. Louis, MO	1.0	1.0	897	$900	$1.00	4d	1	0.49mi
4508 Pennsylvania Ave Unit 2N St. Louis, MO	1.0	1.0	750	$740	$0.99	43d	1	0.50mi
4508 Pennsylvania Ave Unit 2N St. Louis, MO	1.0	1.0	750	$740	$0.99	23d	1	0.50mi
4513 Pennsylvania Ave Unit 4515 1F St. Louis, MO	1.0	1.0	1000	$875	$0.88	43d	1	0.52mi
3406 Keokuk St Unit 3406 St. Louis, MO	1.0	1.0	700	$800	$1.14	43d	1	0.52mi
4528 Nebraska Ave Unit 104 St. Louis, MO	1.0	1.0	750	$950	$1.27	23d	1	0.53mi
4528 Nebraska Ave Unit 305 St. Louis, MO	2.0	2.0	950	$1,345	$1.42	23d	1	0.53mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	3d	1	0.59mi
3428 Dunnica Ave Saint Louis, MO	2.0	1.0	1050	$995	$0.95	43d	1	0.59mi

Listing history 12 events

1. 2026-05-02
   status Pending
2. 2026-04-28
   listed $39,000 Active
3. 2026-04-16
   price $39,900
4. 2026-03-28
   price $45,000
5. 2026-02-26
   status Active
6. 2026-02-03
   status Active
7. 2025-12-29
   status Pending
8. 2025-12-25
   listed $49,000 Active
9. 2012-09-26
   soldstatus
10. 2010-10-01
    soldstatus
11. 2006-01-05
    soldstatus
12. 2003-12-22
    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: $359 · $30/mo
• Projected year-2 tax: $378 · $32/mo
• Expected delta: +$20/yr (+$2/mo · 5.5%)

ⓘ 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: $12,541
• − Mortgage interest: −$2,185
• − Property taxes: −$359
• − Insurance: −$195
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,135
• Taxable income: $6,662
• Est. tax owed @ 24.0%: −$1,599
• After-tax cash flow: $5,301/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

-20.4% since first listed

12 events — show timeline

• 2026-05-02 Pending — MARIS as Distributed by MLS Grid
• 2026-04-28 Listed $39,000 MARIS as Distributed by MLS Grid
• 2026-04-16 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2026-03-28 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2026-02-26 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-03 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-29 Pending — MARIS as Distributed by MLS Grid
• 2025-12-25 Listed $49,000 MARIS as Distributed by MLS Grid
• 2012-09-26 Sold (Public Records) — Public Records
• 2010-10-01 Sold (Public Records) — Public Records
• 2006-01-05 Sold (Public Records) — Public Records
• 2003-12-22 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2024): $359 · +4.7% YoY. Source: county tax records.