4555 Dryden Ave · St. Louis, MO 63115

$27,500

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 27 Days on market

Built 1937 2,774 sqft lot Est $47k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This charming 2-bedroom, 1.5-bath needs TLC but showcases beautiful hardwood floors and a functional layout filled with opportunity, making it an investor's dream or buyers that are eager to build equity with their own updates. Full of character and solid bones, this property is ready for your vision and finishing touches to bring it to life. You will enjoy convenient access to major highways, with downtown St. Louis and the vibrant Soulard district just minutes away. Dining, entertainment, and everyday conveniences are all within easy reach—an excellent opportunity to create value in a prime, well-connected location. Home is being sold as-is. Seller to do no inspections or repairs.

Key facts

• Convenient access
• Functional layout
• Prime location

Tags

• HARDWOOD FLOORS
• FUNCTIONAL LAYOUT
• CONVENIENT ACCESS
• PRIME LOCATION

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas available; Phone available
• Home design: Single-family home; One-and-a-half story
• Construction: Brick construction
• Exterior features: Front and back yards

Interior

• Bedrooms: 2 bedrooms (both on the upper level)
• Bathrooms: 1 full bathroom (main level); 1 half bathroom (upper level)
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: 6 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $28k).
• Recommended offer: $27k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.9% 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.
• Zoned schools: Hickey Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 273 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 35% 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 $190 of loan paydown is wiped out by about $825 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,087 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — 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: 3.23% ✓
• Cap rate: 28.91%
• Cash-on-cash: 80.78%
• DSCR: 4.59
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $46,872
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4475 N Taylor Ave	0.13mi	2/1.0	848 (-2%)	2mo	$80,000	$94	88
4556 Carter Ave	0.31mi	2/1.0	936 (+8%)	3mo	$67,500	$72	70
4547 Bessie Ave	0.43mi	2/1.0	906 (+4%)	4mo	$39,500	$44	70
4330 Penrose St	0.55mi	2/1.0	800 (-8%)	1mo	$15,000	$19	60
4509 Penrose St	0.47mi	2/1.0	898 (+4%)	18mo	$87,000	$97	58
4607 Lee Ave	0.55mi	3/1.5 (+1)	912 (+5%)	4mo	$25,000	$27	56
4864 Carter Ave	0.60mi	2/2.0	864 (-0%)	23mo	$47,000	$54	48
4866 Carter Ave	0.60mi	2/1.0	924 (+6%)	18mo	$42,000	$45	46
4885 Anderson Ave	0.68mi	3/1.0 (+1)	809 (-7%)	10mo	$89,000	$110	44
4124 W Green Lea Pl	0.69mi	2/1.5	968 (+12%)	20mo	$15,000	$15	30
4873 Bessie	0.70mi	3/1.0 (+1)	782 (-10%)	22mo	$109,900	$141	28

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: 81.0%
• Equity multiple: 4.71×
• Total profit: $28,565
• Equity at exit: $4,100

10-year hold

• IRR: 84.4%
• Equity multiple: 9.76×
• Total profit: $67,419
• Equity at exit: $2,378

Cash invested: $7,700 (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: 2.6×

Monthly cashflow live

• Estimated rent: $888 high
• Mortgage (P&I): −$144
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $518

Break-even live

Break-even rent $232

Max offer price $27,500

Occupancy floor 37%

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4460 Bircher Blvd Saint Louis, MO	1.0	1.0	1100	$725	$0.66	11d	1	0.07mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	44d	1	0.38mi
4732 W Florissant Ave Unit 2nd St. Louis, MO	1.0	1.0	600	$650	$1.08	44d	1	0.41mi
4426 Holly Ave Unit B St. Louis, MO	2.0	1.0	1000	$1,100	$1.10	15d	1	0.41mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	16d	1	0.49mi
4908 W Florissant Ave Apt A St. Louis, MO	1.0	1.0	750	$695	$0.93	44d	1	0.56mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	2d	1	0.57mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	44d	1	0.59mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	44d	1	0.69mi
4301 E Warne Ave St. Louis, MO	1.0	1.0	550	$525	$0.95	44d	1	0.91mi
3819 Kossuth Ave Saint Louis, MO	1.0	1.5	816	$725	$0.89	24d	1	1.22mi
5200 Von Phul St Saint Louis, MO	1.0	1.0	800	$1,050	$1.31	24d	1	1.24mi
4935 Alcott Ave Saint Louis, MO	3.0	1.0	680	$705	$1.04	16d	1	1.36mi
2002 Obear Ave St. Louis, MO	2.0	1.5	1024	$970	$0.95	4d	1	1.40mi
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	44d	1	1.40mi
1906 Obear Ave #1 St. Louis, MO	2.0	1.5	1024	$970	$0.95	22d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $27,500 Active 27 DOM
2. 2026-06-17
   days on market $27,500 Active 26 DOM
3. 2026-06-16
   days on market $27,500 Active 25 DOM
4. 2026-06-15
   days on market $27,500 Active 24 DOM
5. 2026-06-13
   days on market $27,500 Active 22 DOM
6. 2026-06-09
   days on market $27,500 Active 18 DOM
7. 2026-06-08
   days on market $27,500 Active 17 DOM
8. 2026-06-07
   days on market $27,500 Active 16 DOM
9. 2026-06-05
   days on market $27,500 Active 13 DOM
10. 2026-06-03
    days on market $27,500 Active 12 DOM
11. 2026-06-02
    days on market $27,500 Active 11 DOM
12. 2026-06-01
    days on market $27,500 Active 10 DOM
13. 2026-05-31
    days on market $27,500 Active 9 DOM
14. 2026-05-22
    listed $27,500 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: $330 · $28/mo
• Projected year-2 tax: $330 · $28/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 6/10 Major FEMA zone X (unshaded) · 72% 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: $10,656
• − Mortgage interest: −$1,540
• − Property taxes: −$330
• − Insurance: −$138
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$800
• Taxable income: $6,143
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $4,746/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

1 event — show timeline

• 2026-05-22 Listed $27,500 MARIS as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2024): $330 · +4.7% YoY. Source: county tax records.