6839 Chamberlain Ct · University City, MO 63130

$89,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 4 Days on market

Built 1952 0.25 ac lot Est $119k · 25% 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
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed 1 bath. Seller will make no repairs or provide any inspections or warranties. For faster response time submit Special Sales Contract with proof of funds or preapproval and copy of earnest money check payable to Listing agent Broker. Seller response may be a week or more but usually less, please allow for this in the contract acceptance date. Earnest money should be 3% or $1000 whichever is greater. Addendums and Escrow information will be issued with an accepted offer. Upon acceptance, addendums and cashiers check or money order for earnest money, payable to sellers escrow company, must be delivered to listing agents office within 24 hours. If there are multiple offers, seller can accept or counter any offer they choose, regardless of the order received, presented or countered.

Key facts

• Paved road frontage
• Private yard space
• Nearby parks

Tags

• BRICK SINGLE-FAMILY RESIDENCE
• PRIVATE YARD SPACE
• MID-CENTURY BRICK CONSTRUCTION
• ORIGINAL ARCHITECTURAL CHARM
• PAVED ROAD FRONTAGE
• NEARBY PARKS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No designated parking spaces reported
• Utilities: Public water; Public sewer; Electric service listed as other
• Home design: Single-family house; One story
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built year reported from public records
• Exterior features: Level lot; Lot dimensions approximately 72 x 135

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Other type of heating; Central air
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 13.5% vs local median 4.4% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pershing Elem. (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 265 students, 100% FRL); Brittany Woods (math 15% / reading 20%, grade F, #350 of 391 statewide, top 90%, 532 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 163 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago 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.
• Current owner paid $43k; list at $90k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $89,900

Questions for the listing agent

1. Built in 1952 — 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 B-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. 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: 1.60% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.76%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $119,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6835 Etzel Ave	0.22mi	2/1.0	887 (+3%)	0mo	$89,500	$101	85
1085 Pennsylvania Ave	0.28mi	2/1.0	896 (+4%)	6mo	$100,000	$112	76
7034 Corbitt Ave	0.39mi	2/1.5	870 (+1%)	4mo	$52,000	$60	75
7049 Melrose Ave	0.56mi	2/1.0	864 (0%)	2mo	$165,000	$191	72
7028 Julian Ave	0.47mi	2/1.0	864 (0%)	8mo	$95,500	$111	71
6914 Corbitt Ave	0.28mi	2/1.0	816 (-6%)	10mo	$125,000	$153	70
6526 Avalon Ave	0.54mi	2/1.0	930 (+8%)	1mo	$104,900	$113	62
6937 Etzel Ave	0.27mi	3/1.5 (+1)	943 (+9%)	6mo	$130,000	$138	60
7048 Raymond Ave	0.59mi	3/1.0 (+1)	851 (-2%)	7mo	$129,000	$152	59
6883 Dartmouth Ave	0.25mi	2/2.0	962 (+11%)	8mo	$165,000	$172	59
7020 Corbitt Ave	0.37mi	3/1.0 (+1)	960 (+11%)	4mo	$79,000	$82	56
6304 Cabanne Ave	0.65mi	3/1.0 (+1)	980 (+13%)	0mo	$171,900	$175	42

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.82×
• Total profit: $20,744
• Equity at exit: $13,404

10-year hold

• IRR: 28.7%
• Equity multiple: 3.63×
• Total profit: $66,082
• Equity at exit: $7,773

Cash invested: $25,172 (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 63130

• Rents YoY: 3.6%
• Active inventory: 163
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$471
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $540

Break-even live

Break-even rent $750

Max offer price $89,900

Occupancy floor 57%

Sensitivity live

Price	-10% $591	-5% $566	+0% $540	+5% $515	+10% $490
Rent	-10% $427	-5% $484	+0% $540	+5% $597	+10% $654
Rate	-1.0pp $586	-0.5pp $563	base $540	+0.5pp $517	+1.0pp $493

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6704 Etzel Ave Saint Louis, MO	2.0	1.0	825	$1,325	$1.61	45d	1	0.34mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	25d	1	0.35mi
6636 Etzel Ave Saint Louis, MO	3.0	1.5	1019	$1,350	$1.32	9d	1	0.38mi
6636 Etzel Ave Saint Louis, MO	3.0	2.0	1019	$1,350	$1.32	21d	1	0.38mi
1195 Belrue Ave Unit 2S St. Louis, MO	1.0	1.0	800	$795	$0.99	25d	1	0.41mi
6614 Chamberlain Ave Saint Louis, MO	3.0	2.0	1000	$1,820	$1.82	25d	1	0.45mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	19d	1	0.48mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	23d	1	0.49mi
6540 Avalon Ave Saint Louis, MO	2.0	1.0	696	$1,275	$1.83	0d	1	0.52mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	0.52mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	25d	1	0.63mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,395	$1.42	0d	1	0.63mi
1101 Purdue Ave Unit 1112 University City, MO	2.0	1.0	650	$1,175	$1.81	6d	1	0.64mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	6d	1	0.65mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	0d	1	0.65mi
6401 Cates Ave Saint Louis, MO	1.0	1.0	580	$1,400	$2.41	25d	1	0.66mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$1,756	$2.31	0d	1	0.69mi
6312 Cates Ave Unit 2E University City, MO	2.0	1.0	900	$1,300	$1.44	45d	1	0.70mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	19d	1	0.78mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	6d	1	0.79mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	0d	1	0.79mi
900 Eastgate Ave Saint Louis, MO	2.0	1.0	900	$1,095	$1.22	45d	1	0.79mi
6301 Delmar Blvd Unit 2NE University City, MO	1.0	1.0	525	$895	$1.70	19d	1	0.83mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,045	$1.80	0d	9	0.97mi
1131 Hodiamont Ave Unit 1135-2D St. Louis, MO	3.0	1.0	840	$1,225	$1.46	45d	1	1.06mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	45d	1	1.07mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	45d	1	1.11mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,204	$2.37	5d	1	1.11mi
6043 Clemens Ave Apt 2E St. Louis, MO	2.0	1.0	1023	$1,075	$1.05	25d	1	1.13mi
6048 Washington Blvd Unit 1W St. Louis, MO	2.0	2.0	1012	$1,475	$1.46	45d	1	1.20mi
6186 Waterman Blvd Saint Louis, MO	3.0	1.5	1100	$3,000	$2.73	4d	1	1.22mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	25d	1	1.22mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	45d	1	1.24mi
7008 Forsyth Blvd Unit 7008-1E Forsyth Clayton, MO	2.0	1.0	1000	$2,100	$2.10	0d	1	1.24mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	6d	1	1.30mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,297	$1.20	0d	1	1.31mi
5989 Julian Ave Unit 37 St. Louis, MO	2.0	1.0	780	$1,200	$1.54	19d	1	1.31mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	45d	1	1.33mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	45d	1	1.34mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	14d	1	1.35mi

Listing history 3 events

1. 2026-06-21
   days on market $89,900 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $89,900 Active 1 DOM

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,004 · $84/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,211
• − Mortgage interest: −$5,036
• − Property taxes: −$1,004
• − Insurance: −$450
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$2,615
• Taxable income: $5,352
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $5,201/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 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: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+100.2% since first listed

6 events — show timeline

• 2026-06-17 Listed $89,900 MARIS as Distributed by MLS Grid
• 2019-07-05 Sold (Public Records) $43,000 Public Records
• 2019-06-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-05-31 Pending — MARIS as Distributed by MLS Grid
• 2019-04-02 Listed $44,900 MARIS as Distributed by MLS Grid
• 1967-08-02 Sold (Public Records) — Public Records

Property tax history

-4.1%/yr

Latest (2022): $1,004 · +1.0% YoY. Source: county tax records.