545 Davis St · St. Louis, MO 63111

$40,000

2 bd · 1.0 ba · 969 sqft · SingleFamily public records · 50 Days on market

Built 1893 7,000 sqft lot $41/sqft · 66% below 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT HOUSE! Welcome to 545 Davis St. this property is prime for some value add! The property features an updated kitchen with stainless appliances and washer and dryer hookups. There is a nice deck in the backyard and a large 2 car detached garage. The upstairs is a massive loft. This property is ready for it's new owner to spruce it up and get it ready to live in or it would be a great addition to an investors portfolio. Property to be sold as-is with seller to provide no inspections or repairs. THIS WONT LAST LONG, SCHEDULE YOUR SHOWINGS TODAY!!!

Key facts

• Massive loft
• Stainless appliances
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS APPLIANCES
• WASHER AND DRYER HOOKUPS
• LARGE DETACHED GARAGE
• MASSIVE LOFT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.9% 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: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $277 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 + 3.3% rent growth), your $11k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $20k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $40k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1893 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.62% ✓
• Cap rate: 22.89%
• Cash-on-cash: 59.27%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (median comp): $117,788
• List price: $40,000
• Delta: -66.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8626 Shoss Ave	0.42mi	2/1.0	912 (-6%)	3mo	$95,000	$104	68
7300 Vermont Ave	0.59mi	2/1.5	992 (+2%)	1mo	$199,900	$202	66
246 Wachtel Ave	0.50mi	2/1.0	891 (-8%)	4mo	$100,000	$112	60
3708 Comstock Dr	0.52mi	3/2.0 (+1)	952 (-2%)	6mo	$210,000	$221	59
7105 S Grand Blvd	0.73mi	2/1.0	976 (+1%)	8mo	$219,000	$224	58
7132 Vermont Ave	0.66mi	2/2.0	912 (-6%)	1mo	$149,900	$164	55
300 Kayser Ave	0.60mi	3/1.0 (+1)	916 (-6%)	7mo	$179,900	$196	52
302 Waller Ave	0.66mi	2/1.0	1,040 (+7%)	7mo	$189,000	$182	51
125 Koeln Ave	0.55mi	2/1.0	833 (-14%)	2mo	$110,000	$132	49
3729 Upton St	0.70mi	3/1.0 (+1)	1,050 (+8%)	1mo	$181,500	$173	48
7205 Pennsylvania Ave	0.69mi	2/2.0	1,101 (+14%)	1mo	$160,000	$145	40
622 Kayser Ave	0.63mi	2/1.0	1,113 (+15%)	7mo	$159,900	$144	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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $7
• Equity at exit: $5,964

10-year hold

• IRR: 10.8%
• Equity multiple: 1.89×
• Total profit: $9,994
• Equity at exit: $3,458

Cash invested: $11,200 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$210
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$17
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $93

Break-even live

Break-even rent $929

Max offer price $40,000

Occupancy floor 86%

Sensitivity live

Price	-10% $115	-5% $104	+0% $93	+5% $81	+10% $70
Rent	-10% $10	-5% $51	+0% $93	+5% $134	+10% $175
Rate	-1.0pp $113	-0.5pp $103	base $93	+0.5pp $82	+1.0pp $72

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8125 Michigan Ave St. Louis, MO	1.0–2.0	1.0–2.0	797	$1,150	$1.44	15d	1	0.18mi
8511 Idaho Ave Unit 1st Floor St. Louis, MO	1.0	1.0	750	$850	$1.13	13d	1	0.26mi
807 W Courtois St Apt D St. Louis, MO	2.0	1.0	900	$925	$1.03	44d	1	0.27mi
807 W Courtois St Apt B St. Louis, MO	1.0	1.0	600	$735	$1.23	44d	1	0.27mi
815 W Courtois St St. Louis, MO	1.0	1.0	900	$795	$0.88	15d	1	0.27mi
813 W Courtois St Apt C St. Louis, MO	2.0	1.0	1000	$895	$0.90	44d	1	0.27mi
812 Schirmer St Saint Louis, MO	1.0	1.0	900	$795	$0.88	44d	1	0.29mi
7851 Bandero Dr Saint Louis, MO	1.0–2.0	1.0	800	$1,100	$1.38	12d	1	0.31mi
7614 Virginia Ave Unit 7614 St. Louis, MO	2.0	1.0	750	$750	$1.00	24d	1	0.36mi
7417 Vermont Ave Unit 103 St. Louis, MO	2.0	2.0	1069	$1,500	$1.40	15d	1	0.47mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	2d	8	0.48mi
7320 Vermont Ave Unit 2nd St. Louis, MO	1.0	1.0	710	$750	$1.06	44d	1	0.56mi
125 Koeln Ave Saint Louis, MO	2.0	1.0	833	$1,499	$1.80	44d	1	0.57mi
207 Waller Ave Saint Louis, MO	2.0	1.0	900	$1,075	$1.19	24d	1	0.63mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	2d	1	0.73mi
7109 Eugene Ave Saint Louis, MO	3.0	2.0	1029	$1,495	$1.45	3d	1	0.78mi
3945 Crosby Dr Saint Louis, MO	2.0	1.0	1100	$2,083	$1.89	2d	1	0.79mi
709 Dammert Ave Unit Labs St. Louis, MO	2.0	1.5	800	$1,100	$1.38	44d	1	0.80mi
7024 Pennsylvania Ave Unit F St. Louis, MO	2.0	1.0	1081	$930	$0.86	17d	1	0.80mi
128 Haven St Unit 2F St. Louis, MO	2.0	1.0	900	$950	$1.06	11d	1	1.03mi
6436 Idaho Ave Saint Louis, MO	2.0	1.0	1050	$995	$0.95	44d	1	1.07mi
4101 Germania Ave Apt 1A St. Louis, MO	1.0	1.0	800	$925	$1.16	15d	1	1.11mi
7113 Leona St Saint Louis, MO	3.0	1.0	864	$1,765	$2.04	44d	1	1.13mi
4117 Germania St Saint Louis, MO	1.0	1.0	750	$925	$1.23	44d	1	1.14mi
3601 Holly Hills Blvd Apt 19 St. Louis, MO	2.0	1.0	700	$875	$1.25	3d	1	1.18mi
7500 Morganford Rd Saint Louis, MO	1.0	1.0	750	$925	$1.23	44d	1	1.19mi
6327 S Grand Blvd Unit 1E St. Louis, MO	1.0	1.0	650	$799	$1.23	44d	1	1.20mi
7428 Morganford Rd Saint Louis, MO	2.0	1.0	969	$1,500	$1.55	44d	1	1.21mi
152 W Etta Ave Saint Louis, MO	2.0	1.0	936	$1,274	$1.36	8d	1	1.30mi
127 E Holden Ave Saint Louis, MO	2.0	1.0	1044	$1,200	$1.15	44d	1	1.30mi
3637 Bowen St Apt 2E St. Louis, MO	1.0	1.0	785	$1,095	$1.39	20d	1	1.35mi
6118 Vermont Ave Saint Louis, MO	1.0	1.0	759	$1,250	$1.65	15d	1	1.36mi
6118 Vermont Ave Saint Louis, MO	1.0	1.0	759	$1,150	$1.52	44d	1	1.36mi
4236 Fatima Dr Apt 4 St. Louis, MO	1.0	1.0	800	$925	$1.16	11d	1	1.43mi
6024 Dewey Ave St. Louis, MO	1.0	1.0	950	$1,075	$1.13	44d	1	1.43mi
711 Wilmington Ave Unit NA St. Louis, MO	2.0	1.0	1051	$1,300	$1.24	44d	1	1.45mi
712 Dover Pl Saint Louis, MO	2.0	1.0	1100	$900	$0.82	44d	1	1.49mi
712 Dover Pl Unit 1FL St. Louis, MO	2.0	1.0	1100	$1,000	$0.91	44d	1	1.49mi

Listing history 19 events

1. 2026-06-13
   statusdays on market $40,000 Pending 50 DOM
2. 2026-06-09
   days on market $40,000 Active 47 DOM
3. 2026-06-08
   days on market $40,000 Active 46 DOM
4. 2026-06-07
   days on market $40,000 Active 45 DOM
5. 2026-06-05
   days on market $40,000 Active 42 DOM
6. 2026-06-03
   days on market $40,000 Active 41 DOM
7. 2026-06-02
   days on market $40,000 Active 40 DOM
8. 2026-06-01
   days on market $40,000 Active 39 DOM
9. 2026-05-31
   days on market $40,000 Active 38 DOM
10. 2026-05-19
    status Active 555-char remark

    Show marketing remark (555 chars)

    GREAT HOUSE! Welcome to 545 Davis St. this property is prime for some value add! The property features an updated kitchen with stainless appliances and washer and dryer hookups. There is a nice deck in the backyard and a large 2 car detached garage. The upstairs is a massive loft. This property is ready for it's new owner to spruce it up and get it ready to live in or it would be a great addition to an investors portfolio. Property to be sold as-is with seller to provide no inspections or repairs. THIS WONT LAST LONG, SCHEDULE YOUR SHOWINGS TODAY!!!

11. 2026-05-14
    status Pending 555-char remark

    Show marketing remark (555 chars)

    GREAT HOUSE! Welcome to 545 Davis St. this property is prime for some value add! The property features an updated kitchen with stainless appliances and washer and dryer hookups. There is a nice deck in the backyard and a large 2 car detached garage. The upstairs is a massive loft. This property is ready for it's new owner to spruce it up and get it ready to live in or it would be a great addition to an investors portfolio. Property to be sold as-is with seller to provide no inspections or repairs. THIS WONT LAST LONG, SCHEDULE YOUR SHOWINGS TODAY!!!

12. 2026-04-27
    status Active 555-char remark

    Show marketing remark (555 chars)

    GREAT HOUSE! Welcome to 545 Davis St. this property is prime for some value add! The property features an updated kitchen with stainless appliances and washer and dryer hookups. There is a nice deck in the backyard and a large 2 car detached garage. The upstairs is a massive loft. This property is ready for it's new owner to spruce it up and get it ready to live in or it would be a great addition to an investors portfolio. Property to be sold as-is with seller to provide no inspections or repairs. THIS WONT LAST LONG, SCHEDULE YOUR SHOWINGS TODAY!!!

13. 2026-03-19
    status Pending 555-char remark

    Show marketing remark (555 chars)

    GREAT HOUSE! Welcome to 545 Davis St. this property is prime for some value add! The property features an updated kitchen with stainless appliances and washer and dryer hookups. There is a nice deck in the backyard and a large 2 car detached garage. The upstairs is a massive loft. This property is ready for it's new owner to spruce it up and get it ready to live in or it would be a great addition to an investors portfolio. Property to be sold as-is with seller to provide no inspections or repairs. THIS WONT LAST LONG, SCHEDULE YOUR SHOWINGS TODAY!!!

14. 2026-03-10
    listed $60,000 Active 555-char remark

    Show marketing remark (555 chars)

    GREAT HOUSE! Welcome to 545 Davis St. this property is prime for some value add! The property features an updated kitchen with stainless appliances and washer and dryer hookups. There is a nice deck in the backyard and a large 2 car detached garage. The upstairs is a massive loft. This property is ready for it's new owner to spruce it up and get it ready to live in or it would be a great addition to an investors portfolio. Property to be sold as-is with seller to provide no inspections or repairs. THIS WONT LAST LONG, SCHEDULE YOUR SHOWINGS TODAY!!!

15. 2021-01-04
    soldstatus $24,500
16. 2020-12-30
    soldstatus $9,000
17. 2014-02-13
    soldstatus $25,000
18. 2014-02-12
    soldstatus 550-char remark

    Show marketing remark (550 chars)

    LEVEL, DOUBLE LOT!! Includes both 545 and what was 541 Davis Street! CENTRAL LOCATION! Less than 1 mile from I-55 and Carondelet and multiple public transportation options! Home features wood laminate flooring on the first floor, newer windows, 12x8 maintenance free deck, 6' vinyl fence with gate, 20x18 two car garage, and 10x10 shed. Also, built-in bookcases in family room, built-in storage units along two sides of the upstairs bedroom, and main floor laundry. A/C & Furnace installed in 2007, Helitech installed sump pit & pump in 2011.

19. 2013-10-24
    listed $35,000 550-char remark

    Show marketing remark (550 chars)

    LEVEL, DOUBLE LOT!! Includes both 545 and what was 541 Davis Street! CENTRAL LOCATION! Less than 1 mile from I-55 and Carondelet and multiple public transportation options! Home features wood laminate flooring on the first floor, newer windows, 12x8 maintenance free deck, 6' vinyl fence with gate, 20x18 two car garage, and 10x10 shed. Also, built-in bookcases in family room, built-in storage units along two sides of the upstairs bedroom, and main floor laundry. A/C & Furnace installed in 2007, Helitech installed sump pit & pump in 2011.

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $564 · $47/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 9/10 Extreme FEMA zone AE · 99% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,556
• − Mortgage interest: −$2,241
• − Property taxes: −$564
• − Insurance: −$5,725
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$1,164
• Taxable income: $854
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $908/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+71.4% since first listed

10 events — show timeline

• 2026-05-19 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-14 Pending — MARIS as Distributed by MLS Grid
• 2026-04-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-19 Pending — MARIS as Distributed by MLS Grid
• 2026-03-10 Listed $60,000 MARIS as Distributed by MLS Grid
• 2021-01-04 Sold (Public Records) $24,500 Public Records
• 2020-12-30 Sold (Public Records) $9,000 Public Records
• 2014-02-13 Sold (Public Records) $25,000 Public Records
• 2014-02-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-10-24 Listed $35,000 MARIS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2023): $564 · +4.6% YoY. Source: county tax records.