6555 Plymouth Ave · University City, MO 63130

$135,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 19 Days on market

Built 1993 6,534 sqft lot $137/sqft · 83% above area

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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).

• Cash flow +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Charming Investment Opportunity or Starter Home in St. Louis! Welcome to 6555 Plymouth—a solid and well-maintained property with strong potential for both investors and homeowners alike. This home is move-in ready and offers reliable functionality while still leaving room for value-add improvements. Inside, you’ll find a practical layout with comfortable living spaces, durable flooring, and an efficient kitchen setup designed for everyday use. The home has been maintained with longevity in mind, offering a great foundation for customization or continued rental income. Whether you're looking to expand your investment portfolio or purchase an affordable home you can make your own, this property checks the boxes. With its manageable size, straightforward upkeep, and steady rental history, it presents a smart opportunity in today’s market. Ideally located just minutes from The Delmar Loop and Washington University in St. Louis, you’ll enjoy quick access to popular dining, entertainment, and one of the area’s top universities—making this location especially attractive for both tenants and future resale value. Highlights: Former income-producing rental property Functional layout with solid bones Ideal for investors or first-time buyers Opportunity to add value Prime location near dining, entertainment, and major institutions Don’t miss your chance—schedule your showing today!

Key facts

• Durable flooring
• Practical layout
• Move in ready

Tags

• INVESTMENT OPPORTUNITY
• MOVE IN READY
• RELIABLE FUNCTIONALITY
• VALUE ADD IMPROVEMENTS
• PRACTICAL LAYOUT
• DURABLE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.9% 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.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $135k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.16% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 7.2

CMA / ARV

• ARV (median comp): $73,605
• List price: $135,000
• Delta: 83.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6619 Etzel Ave	0.17mi	4/1.0 (+1)	989 (+0%)	5mo	$129,000	$130	83
6526 Avalon Ave	0.11mi	2/1.0 (-1)	930 (-6%)	0mo	$104,900	$113	80
6736 Julian Ave	0.16mi	3/2.0	1,055 (+7%)	3mo	$139,900	$133	75
6304 Cabanne Ave	0.67mi	3/1.0	980 (-1%)	0mo	$171,900	$175	67
6219 Julian Ave	0.62mi	3/1.0	1,002 (+1%)	5mo	$49,900	$50	65
6534 Whitney Ave	0.19mi	2/1.0 (-1)	1,126 (+14%)	0mo	$65,000	$58	63
7020 Corbitt Ave	0.63mi	3/1.0	960 (-3%)	4mo	$79,000	$82	62
6835 Etzel Ave	0.40mi	2/1.0 (-1)	887 (-10%)	0mo	$89,500	$101	59
7034 Plymouth Ave	0.65mi	2/1.0 (-1)	1,025 (+4%)	6mo	$160,000	$156	54
6624 Bartmer Ave	0.34mi	2/1.0 (-1)	1,125 (+14%)	6mo	$119,900	$107	51
7049 Melrose Ave	0.69mi	2/1.0 (-1)	864 (-13%)	2mo	$165,000	$191	41
7034 Corbitt Ave	0.66mi	2/1.5 (-1)	870 (-12%)	4mo	$52,000	$60	39

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,227
• Equity at exit: $20,129

10-year hold

• IRR: 11.7%
• Equity multiple: 1.94×
• Total profit: $35,714
• Equity at exit: $11,672

Cash invested: $37,800 (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: 162
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$708
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $363

Break-even live

Break-even rent $1,107

Max offer price $135,000

Occupancy floor 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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6540 Avalon Ave Saint Louis, MO	2.0	1.0	696	$1,300	$1.87	16d	1	0.12mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	17d	1	0.21mi
6636 Etzel Ave Saint Louis, MO	3.0	1.5	1019	$1,350	$1.32	7d	1	0.24mi
6636 Etzel Ave Saint Louis, MO	3.0	2.0	1019	$1,350	$1.32	19d	1	0.24mi
6704 Etzel Ave Saint Louis, MO	2.0	1.0	825	$1,325	$1.61	43d	1	0.25mi
6614 Chamberlain Ave Saint Louis, MO	3.0	2.0	1000	$1,820	$1.82	23d	1	0.44mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	23d	1	0.67mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	4d	1	0.68mi
1131 Hodiamont Ave Unit 1135-2D St. Louis, MO	3.0	1.0	840	$1,225	$1.46	43d	1	0.72mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	43d	1	0.72mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,795	$2.46	1d	9	0.74mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	4d	1	0.75mi
6312 Cates Ave Unit 2E University City, MO	2.0	1.0	900	$1,300	$1.44	43d	1	0.76mi
900 Eastgate Ave Saint Louis, MO	2.0	1.0	900	$1,095	$1.22	43d	1	0.76mi
5989 Julian Ave Unit 37 St. Louis, MO	2.0	1.0	780	$1,200	$1.54	17d	1	0.85mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	43d	1	0.89mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	23d	1	0.93mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$2,095	$2.76	1d	1	0.98mi
1101 Purdue Ave Unit 1112 University City, MO	2.0	1.0	650	$1,175	$1.81	4d	1	1.02mi
6043 Clemens Ave Apt 2E St. Louis, MO	2.0	1.0	1023	$1,075	$1.05	23d	1	1.03mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	21d	1	1.04mi
1100 Midland Blvd Saint Louis, MO	2.0	1.0	637	$1,185	$1.86	1d	2	1.05mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	1.07mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,610	$2.80	3d	1	1.11mi
6048 Washington Blvd Unit 1W St. Louis, MO	2.0	2.0	1012	$1,475	$1.46	43d	1	1.21mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	43d	1	1.24mi
5811 Cabanne Ave St. Louis, MO	2.0	1.0	800	$1,250	$1.56	43d	1	1.25mi
5803 Cabanne Ave Saint Louis, MO	2.0	1.0	600	$1,200	$2.00	4d	1	1.25mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	17d	1	1.31mi
6186 Waterman Blvd Saint Louis, MO	3.0	1.5	1100	$3,000	$2.73	2d	1	1.37mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	4d	1	1.42mi
5855 Washington Blvd Unit 1A St. Louis, MO	2.0	1.0	850	$999	$1.18	43d	1	1.42mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	23d	1	1.43mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	43d	1	1.49mi

Listing history 5 events

1. 2026-05-06
   status Pending 1447-char remark

   Show marketing remark (1447 chars)

   Charming Investment Opportunity or Starter Home in St. Louis! Welcome to 6555 Plymouth—a solid and well-maintained property with strong potential for both investors and homeowners alike. This home is move-in ready and offers reliable functionality while still leaving room for value-add improvements. Inside, you’ll find a practical layout with comfortable living spaces, durable flooring, and an efficient kitchen setup designed for everyday use. The home has been maintained with longevity in mind, offering a great foundation for customization or continued rental income. Whether you're looking to expand your investment portfolio or purchase an affordable home you can make your own, this property checks the boxes. With its manageable size, straightforward upkeep, and steady rental history, it presents a smart opportunity in today’s market. Ideally located just minutes from The Delmar Loop and Washington University in St. Louis, you’ll enjoy quick access to popular dining, entertainment, and one of the area’s top universities—making this location especially attractive for both tenants and future resale value. Highlights: Former income-producing rental property Functional layout with solid bones Ideal for investors or first-time buyers Opportunity to add value Prime location near dining, entertainment, and major institutions Don’t miss your chance—schedule your showing today!

2. 2026-05-01
   price $135,000 1447-char remark

   Show marketing remark (1447 chars)

   Charming Investment Opportunity or Starter Home in St. Louis! Welcome to 6555 Plymouth—a solid and well-maintained property with strong potential for both investors and homeowners alike. This home is move-in ready and offers reliable functionality while still leaving room for value-add improvements. Inside, you’ll find a practical layout with comfortable living spaces, durable flooring, and an efficient kitchen setup designed for everyday use. The home has been maintained with longevity in mind, offering a great foundation for customization or continued rental income. Whether you're looking to expand your investment portfolio or purchase an affordable home you can make your own, this property checks the boxes. With its manageable size, straightforward upkeep, and steady rental history, it presents a smart opportunity in today’s market. Ideally located just minutes from The Delmar Loop and Washington University in St. Louis, you’ll enjoy quick access to popular dining, entertainment, and one of the area’s top universities—making this location especially attractive for both tenants and future resale value. Highlights: Former income-producing rental property Functional layout with solid bones Ideal for investors or first-time buyers Opportunity to add value Prime location near dining, entertainment, and major institutions Don’t miss your chance—schedule your showing today!

3. 2026-04-17
   listed $145,000 Active 1447-char remark

   Show marketing remark (1447 chars)

   Charming Investment Opportunity or Starter Home in St. Louis! Welcome to 6555 Plymouth—a solid and well-maintained property with strong potential for both investors and homeowners alike. This home is move-in ready and offers reliable functionality while still leaving room for value-add improvements. Inside, you’ll find a practical layout with comfortable living spaces, durable flooring, and an efficient kitchen setup designed for everyday use. The home has been maintained with longevity in mind, offering a great foundation for customization or continued rental income. Whether you're looking to expand your investment portfolio or purchase an affordable home you can make your own, this property checks the boxes. With its manageable size, straightforward upkeep, and steady rental history, it presents a smart opportunity in today’s market. Ideally located just minutes from The Delmar Loop and Washington University in St. Louis, you’ll enjoy quick access to popular dining, entertainment, and one of the area’s top universities—making this location especially attractive for both tenants and future resale value. Highlights: Former income-producing rental property Functional layout with solid bones Ideal for investors or first-time buyers Opportunity to add value Prime location near dining, entertainment, and major institutions Don’t miss your chance—schedule your showing today!

4. 2018-11-09
   soldstatus $66,500
5. 2018-01-16
   soldstatus $35,000

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $1,321 · $110/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 · 20 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: $18,801
• − Mortgage interest: −$7,562
• − Property taxes: −$1,321
• − Insurance: −$675
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$3,927
• Taxable income: $2,307
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $3,807/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

+285.7% since first listed

5 events — show timeline

• 2026-05-06 Pending — MARIS as Distributed by MLS Grid
• 2026-05-01 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $145,000 MARIS as Distributed by MLS Grid
• 2018-11-09 Sold (Public Records) $66,500 Public Records
• 2018-01-16 Sold (Public Records) $35,000 Public Records

Property tax history

+8.1%/yr

Latest (2022): $1,321 · +1.0% YoY. Source: county tax records.