2312 Bellevue Ave · Maplewood, MO 63143

$330,000

4 bd · 2.0 ba · 2,035 sqft · SingleFamily public records · 9 Days on market

Built 1920 8,712 sqft lot Est $419k · 21% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunities like this rarely come along in the heart of Maplewood. Offering an impressive 2,035 sq ft, exceptionally large for the area, this classic brick home delivers the kind of space and flexibility buyers struggle to find at this price point. Featuring 4 true bedrooms plus a bonus room ideal for a home office, den, or potential 5th bedroom, the layout offers endless possibilities. A sprawling covered front porch welcomes you inside to formal living and dining rooms, a main floor primary bedroom, and a stunning switchback staircase leading to three spacious upper level bedrooms with massive closets. The large backyard is mostly fenced and offers ample outdoor space. While the home wi

Key facts

• Covered front porch
• Large backyard
• Switchback staircase

Tags

• COVERED FRONT PORCH
• FORMAL LIVING AND DINING ROOMS
• MAIN FLOOR PRIMARY BEDROOM
• SWITCHBACK STAIRCASE
• LARGE BACKYARD
• MOSTLY FENCED

Property features AI

Finance

• Other: Living area reported as 2,035 (public records)
• HOA & community: No association amenities or fees

Exterior

• Parking: 2 total parking spaces; 2-car garage; Gravel parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas connected; Phone available; Water, sewer and electricity connected
• Home design: Single-family residence (house); One-and-a-half story; Private ownership; Fixer condition
• Construction: Brick construction; Architectural shingle roof; Has unfinished basement; Additional garage structure
• Exterior features: Covered front porch and patio; Wood privacy fencing; Level lot; City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 4 bedrooms total — 1 on the main level, 3 on the upper level
• Flooring: Hardwood / wood flooring
• Bathrooms: 2 full bathrooms — 1 on the main level, 1 on the upper level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; High ceilings; Open floorplan; Decorative living room fireplace (1)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $24 ($289/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (15.4% below list).
• Recommended offer: $279k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.8% in Maplewood — 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 84/100 on livability (#5 in MO, #673 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Maplewood-Richmond Heights (suburban): math 40% / reading 56% proficiency, ranked #63 of 324 in MO (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mrh Elementary (math 40% / reading 57%, grade D, #334 of 1,115 statewide, top 30%, 417 students, 26% FRL); Mrh Middle (math 30% / reading 51%, grade F, #180 of 391 statewide, top 47%, 220 students, 31% FRL); Maplewood-Richmond Hgts. High (math 62% / reading 67%, grade B-, #19 of 521 statewide, top 4%, 413 students, 32% FRL).
• Market conditions: Rents rising (+3.8%/yr); 44 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $2,792/mo this rent would consume 51% of the median local household income ($66k/yr) (locally 195% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $279,187 (15.4% below list)

Questions for the listing agent

1. Built in 1920 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $419,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7200 Lanham Ave	0.28mi	3/2.5 (-1)	1,944 (-4%)	1mo	$279,900	$144	72
7334 Bruno Ave	0.30mi	3/2.0 (-1)	2,127 (+4%)	4mo	$395,000	$186	70
1420 Rankin Dr	0.58mi	4/2.0	1,968 (-3%)	1mo	$369,900	$188	66
2126 Franz Park Ln	0.44mi	3/2.5 (-1)	1,932 (-5%)	3mo	$449,000	$232	62
7309 Esplanade St	0.70mi	3/2.0 (-1)	1,980 (-3%)	2mo	$185,000	$93	56
6718 Glades Ave	0.63mi	3/2.5 (-1)	2,094 (+3%)	5mo	$549,900	$263	55
7227 El Moro Ave	0.51mi	3/1.5 (-1)	1,842 (-10%)	1mo	$348,800	$189	53
1507 Brock St	0.73mi	3/2.5 (-1)	2,094 (+3%)	2mo	$575,000	$275	52
7400 Williams Ave	0.32mi	3/2.5 (-1)	2,339 (+15%)	5mo	$510,000	$218	49
1617 Forest Ave	0.54mi	3/2.5 (-1)	1,822 (-10%)	6mo	$399,900	$219	46
2020 Prather Ave	0.53mi	3/2.5 (-1)	1,820 (-11%)	7mo	$375,000	$206	45
6750 Plateau Ave	0.65mi	4/2.5	2,332 (+15%)	6mo	$325,000	$139	38

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 · 3.76% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-49,811
• Equity at exit: $49,204

10-year hold

• IRR: -5.2%
• Equity multiple: 0.65×
• Total profit: $-32,515
• Equity at exit: $28,532

Cash invested: $92,400 (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 63143

• Rents YoY: 3.8%
• Active inventory: 44
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,792 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$313 /mo · $3,762/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $24

Break-even live

Break-even rent $2,761

Max offer price $330,000

Occupancy floor 94%

Sensitivity live

Price	-10% $211	-5% $117	+0% $24	+5% $-69	+10% $-163
Rent	-10% $-197	-5% $-86	+0% $24	+5% $134	+10% $245
Rate	-1.0pp $190	-0.5pp $108	base $24	+0.5pp $-61	+1.0pp $-148

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1629 Forest Ave Saint Louis, MO	4.0	3.5	2212	$4,760	$2.15	0d	1	0.50mi
1617 Forest Ave Saint Louis, MO	3.0	2.5	1822	$1,195	$0.66	5d	1	0.53mi
7380 Marietta Ave Maplewood, MO	3.0	2.0	1800	$1,900	$1.06	6d	1	0.55mi
7103 Horner Ave Unit 7 Richmond Heights, MO	3.0	2.5	1816	$2,995	$1.65	3d	1	0.56mi
7403 Commonwealth Ave Saint Louis, MO	3.0	2.0	1444	$2,500	$1.73	0d	1	0.73mi
6114 Columbia Ave Saint Louis, MO	3.0	1.0	1600	$1,850	$1.16	25d	1	1.24mi
6414 Wise Ave Unit 401 St. Louis, MO	3.0	2.0	1850	$2,500	$1.35	45d	1	1.27mi
6301 Southwood Ave Unit 3rd floor Clayton, MO	4.0	2.0	1800	$3,500	$1.94	45d	1	1.34mi
6318 S Rosebury Ave Clayton, MO	3.0	2.0	1712	$2,600	$1.52	16d	1	1.37mi
665 S Skinker Blvd Saint Louis, MO	3.0	1.0–2.0	1080	$3,045	$2.82	0d	43	1.45mi
665 S Skinker Blvd Saint Louis, MO	3.0	1.0–2.0	1080	$3,500	$3.24	18d	40	1.45mi
6328 Northwood Ave Unit 2nd floor Clayton, MO	3.0	1.0	1700	$2,700	$1.59	0d	1	1.45mi
6020 Juniata St Saint Louis, MO	4.0	2.0	1661	$2,750	$1.66	4d	1	1.47mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $330,000 Pending 9 DOM
2. 2026-06-03
   days on market $330,000 Active 6 DOM
3. 2026-06-02
   days on market $330,000 Active 5 DOM
4. 2026-06-01
   days on market $330,000 Active 4 DOM
5. 2026-05-31
   days on market $330,000 Active 3 DOM
6. 2026-05-28
   listed $330,000 Active

ⓘ 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: $3,762 · $313/mo
• Projected year-2 tax: $3,762 · $313/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 ≥107°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: $33,502
• − Mortgage interest: −$18,485
• − Property taxes: −$3,762
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − Depreciation: −$9,600
• Taxable loss: −$5,355
• Est. tax savings @ 24.0%: +$1,285
• After-tax cash flow: $1,574/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: Maplewood-Richmond Heights
• NCES district ID: 2920010
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $45,159
• Composite: 40.6/100
• National rank: #3696
• State rank: #63 of 324 in MO

Livability — Maplewood

• Score: 84/100
• State rank: #5
• US rank: #673

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment B Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maplewood, MO
• County: Saint Louis County · 888,823 people
• City population: 8,975
• Metro: St. Louis, MO-IL
• Population (ZIP): 8,975
• Household income: $65,861
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 195.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 12% Black 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 4% Slovak 4% Italian 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -226.44%
• Current HPI: 300.6917
• Rent YoY: ▲ 3.76%
• 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

1 event — show timeline

• 2026-05-28 Listed $330,000 MARIS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2022): $3,762 · +0.8% YoY. Source: county tax records.