5825 Romaine Pl · St. Louis, MO 63112

$42,000

2 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 41 Days on market

Built 1910 3,210 sqft lot $39/sqft · 41% below area Est $72k · 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
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in St. Louis! This property is being sold as-is and presents a great chance for a full renovation project. 2-Bed 1-Bath home offers a functional layout with strong potential for value-add improvements. Perfect for investors, flippers, or buyers looking to customize a property from the ground up. Property will require a complete rehab. Cash or renovation financing only. seller to do no inspections or repairs. Conveniently located with access to local amenities, this is an excellent opportunity to bring your vision and transform the space. Bring your contractor and your vision — great opportunity to add value.

Key facts

• 3,210 sq ft lot
• Built 1910
• Listed 40 days

Property features AI

Finance

• Other: Living area reported as 1,070 (public records)

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas heating; No central air cooling
• Interior features: Unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.8% 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: Laclede Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 264 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 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 (+2.4%/yr); 118 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 36% of the median local income ($46k/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 $290 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 + 2.4% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $40,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.24% ✓
• Cap rate: 29.82%
• Cash-on-cash: 84.03%
• DSCR: 4.74
• GRM: 2.6

CMA / ARV

• ARV (median comp): $71,781
• List price: $42,000
• Delta: -41.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1636 Belt Ave	0.59mi	2/1.0	1,003 (-6%)	9mo	$19,900	$20	55
1632 Belt Ave	0.58mi	2/1.0	1,003 (-6%)	12mo	$37,900	$38	53
1395 Belt Ave	0.49mi	3/1.5 (+1)	1,059 (-1%)	19mo	$77,900	$74	53
6219 Julian Ave	0.60mi	3/1.0 (+1)	1,002 (-6%)	5mo	$49,900	$50	52
1397 Belt Ave	0.50mi	3/2.0 (+1)	1,059 (-1%)	19mo	$77,900	$74	50
5450 Page Blvd	0.58mi	3/1.5 (+1)	1,127 (+5%)	14mo	$160,000	$142	45
5949 Wabada Ave	0.56mi	3/1.0 (+1)	1,225 (+14%)	16mo	$90,000	$73	32

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 83.7%
• Equity multiple: 4.81×
• Total profit: $44,812
• Equity at exit: $6,262

10-year hold

• IRR: 86.8%
• Equity multiple: 9.77×
• Total profit: $103,183
• Equity at exit: $3,631

Cash invested: $11,760 (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 63112

• Rents YoY: 2.4%
• Active inventory: 118
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$220
• Tax from tax record: −$14 /mo · $169/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $824

Break-even live

Break-even rent $319

Max offer price $42,000

Occupancy floor 34%

Sensitivity live

Price	-10% $847	-5% $835	+0% $824	+5% $812	+10% $800
Rent	-10% $716	-5% $770	+0% $824	+5% $877	+10% $931
Rate	-1.0pp $845	-0.5pp $834	base $824	+0.5pp $813	+1.0pp $802

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	44d	1	0.37mi
5989 Julian Ave Unit 37 St. Louis, MO	2.0	1.0	780	$1,200	$1.54	18d	1	0.39mi
5608 Wabada Ave Saint Louis, MO	2.0	1.0	910	$1,300	$1.43	16d	1	0.56mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	44d	1	0.67mi
1131 Hodiamont Ave Unit 1135-2D St. Louis, MO	3.0	1.0	840	$1,225	$1.46	44d	1	0.67mi
5345 Wells Ave Unit 2ND St. Louis, MO	3.0	1.0	1127	$1,095	$0.97	24d	1	0.68mi
5662 Maffitt Ave Saint Louis, MO	2.0	1.0	850	$895	$1.05	8d	1	0.69mi
5811 Cabanne Ave St. Louis, MO	2.0	1.0	800	$1,250	$1.56	44d	1	0.72mi
1965 Arlington Ave Saint Louis, MO	3.0	1.0	980	$1,300	$1.33	5d	1	0.77mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	44d	1	0.79mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	44d	1	0.79mi
5804 Cates Ave Unit 2 St. Louis, MO	3.0	1.0	1500	$1,500	$1.00	5d	1	0.83mi
5345 Cabanne Ave Unit 5345 Cabanne 1S St. Louis, MO	2.0	1.0	800	$950	$1.19	44d	1	0.86mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,045	$1.80	2d	9	0.86mi
5572 Clemens Ave Unit 1W St. Louis, MO	3.0	1.0	900	$1,025	$1.14	15d	1	0.91mi
5203 Page Blvd Unit 5201 1st Floor St. Louis, MO	2.0	1.0	1000	$750	$0.75	15d	1	0.92mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	24d	1	1.01mi
1324 Academy Ave Unit C St. Louis, MO	1.0	1.0	1000	$890	$0.89	44d	1	1.03mi
6043 Clemens Ave Apt 2E St. Louis, MO	2.0	1.0	1023	$1,075	$1.05	24d	1	1.03mi
5535 Delmar Blvd St. Louis, MO	1.0–2.0	1.0–2.0	911	$1,970	$2.16	2d	14	1.04mi
629 Clara Ave Apt 26 St. Louis, MO	2.0	2.0	1155	$1,615	$1.40	44d	1	1.07mi
5560 Delmar Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	752	$1,395	$1.85	16d	1	1.08mi
5500 Delmar Blvd Unit 5540-Apt 202 St. Louis, MO	2.0	2.0	875	$1,395	$1.59	8d	1	1.10mi
5855 Washington Blvd Unit 1A St. Louis, MO	2.0	1.0	850	$999	$1.18	44d	1	1.13mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	5d	1	1.16mi
900 Eastgate Ave Saint Louis, MO	2.0	1.0	900	$1,095	$1.22	44d	1	1.17mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	850	$1,845	$2.17	15d	21	1.21mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	915	$1,885	$2.06	2d	21	1.21mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	18d	1	1.22mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,204	$2.37	4d	1	1.22mi
445 Clara Ave Saint Louis, MO	2.0	2.5	1188	$2,750	$2.31	44d	1	1.25mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	5d	1	1.26mi
5783 McPherson Ave Unit 2FL St. Louis, MO	3.0	2.0	1320	$2,550	$1.93	8d	1	1.26mi
5783 McPherson Ave Unit 1FL St. Louis, MO	2.0	2.0	1250	$1,950	$1.56	8d	1	1.26mi
5660 Kingsbury Ave Saint Louis, MO	1.0–2.0	1.0–2.0	789	$1,550	$1.96	44d	23	1.27mi
5660 Kingsbury Ave Saint Louis, MO	1.0–2.0	1.0–2.0	789	$1,520	$1.93	4d	16	1.27mi
5130 Kensington Ave Unit 1 St. Louis, MO	3.0	2.0	1200	$1,245	$1.04	24d	1	1.27mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	44d	1	1.27mi
6036 Washington Blvd Apt 1W St. Louis, MO	2.0	1.0	1200	$1,350	$1.12	18d	1	1.27mi
6048 Washington Blvd Unit 1W St. Louis, MO	2.0	2.0	1012	$1,475	$1.46	44d	1	1.29mi

Listing history 15 events

1. 2026-06-18
   days on market $42,000 Active 41 DOM
2. 2026-06-17
   days on market $42,000 Active 40 DOM
3. 2026-06-16
   days on market $42,000 Active 39 DOM
4. 2026-06-15
   days on market $42,000 Active 38 DOM
5. 2026-06-13
   days on market $42,000 Active 36 DOM
6. 2026-06-09
   days on market $42,000 Active 32 DOM
7. 2026-06-08
   days on market $42,000 Active 31 DOM
8. 2026-06-07
   days on market $42,000 Active 30 DOM
9. 2026-06-05
   days on market $42,000 Active 27 DOM
10. 2026-06-03
    days on market $42,000 Active 26 DOM
11. 2026-06-02
    days on market $42,000 Active 25 DOM
12. 2026-06-01
    days on market $42,000 Active 24 DOM
13. 2026-05-31
    days on market $42,000 Active 23 DOM
14. 2026-05-09
    listed $42,000 Active 647-char remark
15. 2026-05-09
    historical $42,000 647-char remark

ⓘ 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: $169 · $14/mo
• Projected year-2 tax: $407 · $34/mo
• Expected delta: +$239/yr (+$20/mo · 141.6%)

ⓘ 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,334
• − Mortgage interest: −$2,353
• − Property taxes: −$169
• − Insurance: −$210
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$1,222
• Taxable income: $9,768
• Est. tax owed @ 24.0%: −$2,344
• After-tax cash flow: $7,538/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 2%

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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-09 Listed $42,000 MARIS as Distributed by MLS Grid
• 2026-05-09 Coming Soon $42,000 MARIS as Distributed by MLS Grid

Property tax history

-1.3%/yr

Latest (2024): $169 · +4.3% YoY. Source: county tax records.