3745 Primm St · St. Louis, MO 63123

$139,900

3 bd · 1.0 ba · 845 sqft · SingleFamily public records · 86 Days on market

Built 1954 5,998 sqft lot $166/sqft · 18% below area Est $170k · 18% under

---

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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your charming oasis in the heart of Saint Louis, MO! This delightful single-story home offers 1,165 square feet of comfort and convenience. With three spacious bedrooms and a beautifully updated bathroom, this residence is perfect for families or those seeking a cozy retreat. Step inside to discover an inviting open concept living space brimming with natural light. The kitchen features modern appliances and ample storage, leading seamlessly into the dining area - ideal for entertaining guests or enjoying family dinners. Outside, you’ll find a meticulously maintained fenced-in yard that promises privacy and safety, providing plenty of room for hosting summer barbecues. The storage shed is perfect for keeping your outdoor equipment organized. The one-car covered carport ensures protection from the elements year-round and adds extra convenience as you come home after a long day. Located in a friendly neighborhood close to parks, schools, shopping centers, and local dining options, this property combines suburban tranquility with city accessibility. Don't miss out on making this warm and welcoming house your new home – a true gem in sought-after Saint Louis! Schedule your private tour today.

Key facts

• Close to parks
• Modern appliances
• Storage shed

Tags

• OPEN CONCEPT LIVING SPACE
• MODERN APPLIANCES
• FENCED IN YARD
• STORAGE SHED
• ONE CAR COVERED CARPORT
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 C — 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.
• Market conditions: Rents rising (+3.0%/yr); 186 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $140k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $170,259
• List price: $139,900
• Delta: -17.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7827 Clymer Dr	0.28mi	2/2.0 (-1)	816 (-3%)	1mo	$215,000	$263	72
7124 Marwinette Ave	0.48mi	2/1.5 (-1)	816 (-3%)	0mo	$199,000	$244	65
7121 Leona St	0.56mi	2/1.0 (-1)	864 (+2%)	0mo	$200,000	$231	65
8277 Morganford Rd	0.73mi	3/1.0	840 (-1%)	3mo	$214,900	$256	62
7821 Parkwood Dr	0.67mi	2/1.0 (-1)	839 (-1%)	1mo	$239,000	$285	62
7417 Ray Ave	0.50mi	3/1.0	940 (+11%)	1mo	$158,000	$168	57
4312 Steins St	0.67mi	2/1.0 (-1)	864 (+2%)	4mo	$204,500	$237	57
424 Tiffany Dr	0.60mi	2/1.0 (-1)	912 (+8%)	3mo	$219,900	$241	51
3627 Blow St	0.61mi	2/1.0 (-1)	912 (+8%)	4mo	$183,000	$201	50
8626 Shoss Ave	0.65mi	2/1.0 (-1)	912 (+8%)	3mo	$95,000	$104	49
7113 Coronado Ave	0.49mi	2/2.0 (-1)	950 (+12%)	3mo	$205,500	$216	45
3651 Blow St	0.58mi	2/2.0 (-1)	936 (+11%)	2mo	$185,000	$198	44

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-9,648
• Equity at exit: $20,860

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $8,457
• Equity at exit: $12,096

Cash invested: $39,172 (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 63123

• Rents YoY: 3.0%
• Active inventory: 186
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$734
• Tax from tax record: −$168 /mo · $2,012/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $204

Break-even live

Break-even rent $1,215

Max offer price $139,900

Occupancy floor 81%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3945 Crosby Dr Saint Louis, MO	2.0	1.0	1100	$2,083	$1.89	1d	1	0.20mi
7851 Bandero Dr Saint Louis, MO	1.0–2.0	1.0	800	$1,100	$1.38	12d	1	0.36mi
7109 Eugene Ave Saint Louis, MO	3.0	2.0	1029	$1,495	$1.45	2d	1	0.53mi
7113 Leona St Saint Louis, MO	3.0	1.0	864	$1,765	$2.04	43d	1	0.58mi
7428 Morganford Rd Saint Louis, MO	2.0	1.0	969	$1,500	$1.55	43d	1	0.60mi
7417 Vermont Ave Unit 103 St. Louis, MO	2.0	2.0	1069	$1,500	$1.40	14d	1	0.72mi
807 W Courtois St Apt D St. Louis, MO	2.0	1.0	900	$925	$1.03	43d	1	0.73mi
813 W Courtois St Apt C St. Louis, MO	2.0	1.0	1000	$895	$0.90	43d	1	0.73mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	1d	8	0.74mi
7614 Virginia Ave Unit 7614 St. Louis, MO	2.0	1.0	750	$750	$1.00	23d	1	0.77mi
8125 Michigan Ave St. Louis, MO	1.0–2.0	1.0–2.0	797	$1,150	$1.44	14d	1	0.79mi
125 Koeln Ave Saint Louis, MO	2.0	1.0	833	$1,499	$1.80	43d	1	1.00mi
6725 Wanda Ave Saint Louis, MO	2.0	1.0	700	$1,100	$1.57	43d	1	1.00mi
3601 Holly Hills Blvd Apt 19 St. Louis, MO	2.0	1.0	700	$875	$1.25	3d	1	1.03mi
207 Waller Ave Saint Louis, MO	2.0	1.0	900	$1,075	$1.19	23d	1	1.03mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	1d	1	1.09mi
709 Dammert Ave Unit Labs St. Louis, MO	2.0	1.5	800	$1,100	$1.38	43d	1	1.10mi
6436 Idaho Ave Saint Louis, MO	2.0	1.0	1050	$995	$0.95	43d	1	1.12mi
7024 Pennsylvania Ave Unit F St. Louis, MO	2.0	1.0	1081	$930	$0.86	16d	1	1.13mi
6135 Newport Ave Saint Louis, MO	2.0	1.0	960	$1,976	$2.06	1d	1	1.17mi
4831 Oldenburg Ave Affton, MO	2.0	1.0	775	$1,110	$1.43	12d	1	1.21mi
4916 Robert Ave Unit 4918-A St. Louis, MO	2.0	1.0	850	$1,200	$1.41	3d	1	1.23mi
3815 Wilmington Ave Apt 2N St. Louis, MO	2.0	1.0	800	$1,095	$1.37	43d	1	1.26mi
128 Haven St Unit 2F St. Louis, MO	2.0	1.0	900	$950	$1.06	10d	1	1.28mi
4933 Loughborough Ave Saint Louis, MO	2.0	1.0	945	$1,550	$1.64	2d	1	1.30mi
5707 Dewey Ave Unit 1F St. Louis, MO	2.0	1.0	1000	$1,050	$1.05	14d	1	1.37mi
6445 S Kingshighway Blvd Saint Louis, MO	2.0	1.0	972	$1,600	$1.65	43d	1	1.41mi
711 Wilmington Ave Unit NA St. Louis, MO	2.0	1.0	1051	$1,300	$1.24	43d	1	1.44mi
712 Dover Pl Unit 1FL St. Louis, MO	2.0	1.0	1100	$1,000	$0.91	43d	1	1.47mi
712 Dover Pl Saint Louis, MO	2.0	1.0	1100	$900	$0.82	43d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $139,900 Active 86 DOM
2. 2026-06-17
   days on market $139,900 Active 85 DOM
3. 2026-06-16
   days on market $139,900 Active 84 DOM
4. 2026-06-15
   days on market $139,900 Active 83 DOM
5. 2026-06-13
   pricedays on market $139,900 Active 81 DOM
6. 2026-06-09
   days on market $149,000 Active 77 DOM
7. 2026-06-08
   days on market $149,000 Active 76 DOM
8. 2026-06-08
   days on market $149,000 Active 75 DOM
9. 2026-06-05
   days on market $149,000 Active 72 DOM
10. 2026-06-03
    days on market $149,000 Active 71 DOM
11. 2026-06-02
    days on market $149,000 Active 70 DOM
12. 2026-06-01
    days on market $149,000 Active 69 DOM
13. 2026-05-31
    days on market $149,000 Active 68 DOM
14. 2026-05-01
    price $154,900 1229-char remark

    Show marketing remark (1229 chars)

    Welcome to your charming oasis in the heart of Saint Louis, MO! This delightful single-story home offers 1,165 square feet of comfort and convenience. With three spacious bedrooms and a beautifully updated bathroom, this residence is perfect for families or those seeking a cozy retreat. Step inside to discover an inviting open concept living space brimming with natural light. The kitchen features modern appliances and ample storage, leading seamlessly into the dining area - ideal for entertaining guests or enjoying family dinners. Outside, you’ll find a meticulously maintained fenced-in yard that promises privacy and safety, providing plenty of room for hosting summer barbecues. The storage shed is perfect for keeping your outdoor equipment organized. The one-car covered carport ensures protection from the elements year-round and adds extra convenience as you come home after a long day. Located in a friendly neighborhood close to parks, schools, shopping centers, and local dining options, this property combines suburban tranquility with city accessibility. Don't miss out on making this warm and welcoming house your new home – a true gem in sought-after Saint Louis! Schedule your private tour today.

15. 2026-03-24
    listed $164,900 Active 1229-char remark

    Show marketing remark (1229 chars)

    Welcome to your charming oasis in the heart of Saint Louis, MO! This delightful single-story home offers 1,165 square feet of comfort and convenience. With three spacious bedrooms and a beautifully updated bathroom, this residence is perfect for families or those seeking a cozy retreat. Step inside to discover an inviting open concept living space brimming with natural light. The kitchen features modern appliances and ample storage, leading seamlessly into the dining area - ideal for entertaining guests or enjoying family dinners. Outside, you’ll find a meticulously maintained fenced-in yard that promises privacy and safety, providing plenty of room for hosting summer barbecues. The storage shed is perfect for keeping your outdoor equipment organized. The one-car covered carport ensures protection from the elements year-round and adds extra convenience as you come home after a long day. Located in a friendly neighborhood close to parks, schools, shopping centers, and local dining options, this property combines suburban tranquility with city accessibility. Don't miss out on making this warm and welcoming house your new home – a true gem in sought-after Saint Louis! Schedule your private tour today.

16. 2020-10-02
    soldstatus $92,500
17. 2020-09-29
    soldstatus Closed 559-char remark

    Show marketing remark (559 chars)

    South City INVESTORS SPECIAL!!! New architectural roof, great backyard, and on a private dead end street. Ready to add this little gem to your portfolio? 3+ bedroom, one floor living home situated on a quiet street with off street parking, carport, bonus storage shed, and nice fenced in yard. Open living room to kitchen, all appliances can stay. This home just needs some fresh paint, new carpeting and it is ready to produce income or to make a new home. Close to highway 55, River Des Peres, South City and Affton.3817 Primm just sold 8/2020 for $134,900

18. 2020-09-22
    status Pending 559-char remark

    Show marketing remark (559 chars)

    South City INVESTORS SPECIAL!!! New architectural roof, great backyard, and on a private dead end street. Ready to add this little gem to your portfolio? 3+ bedroom, one floor living home situated on a quiet street with off street parking, carport, bonus storage shed, and nice fenced in yard. Open living room to kitchen, all appliances can stay. This home just needs some fresh paint, new carpeting and it is ready to produce income or to make a new home. Close to highway 55, River Des Peres, South City and Affton.3817 Primm just sold 8/2020 for $134,900

19. 2020-09-08
    listed $100,000 Active 559-char remark

    Show marketing remark (559 chars)

    South City INVESTORS SPECIAL!!! New architectural roof, great backyard, and on a private dead end street. Ready to add this little gem to your portfolio? 3+ bedroom, one floor living home situated on a quiet street with off street parking, carport, bonus storage shed, and nice fenced in yard. Open living room to kitchen, all appliances can stay. This home just needs some fresh paint, new carpeting and it is ready to produce income or to make a new home. Close to highway 55, River Des Peres, South City and Affton.3817 Primm just sold 8/2020 for $134,900

20. 2020-09-02
    historical $100,000 559-char remark

    Show marketing remark (559 chars)

    South City INVESTORS SPECIAL!!! New architectural roof, great backyard, and on a private dead end street. Ready to add this little gem to your portfolio? 3+ bedroom, one floor living home situated on a quiet street with off street parking, carport, bonus storage shed, and nice fenced in yard. Open living room to kitchen, all appliances can stay. This home just needs some fresh paint, new carpeting and it is ready to produce income or to make a new home. Close to highway 55, River Des Peres, South City and Affton.3817 Primm just sold 8/2020 for $134,900

21. 2014-12-12
    soldstatus $82,000
22. 2014-12-11
    soldstatus
23. 2014-09-23
    listed $85,000
24. 1998-07-09
    soldstatus $58,900
25. 1998-07-09
    soldstatus

ⓘ 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: $2,012 · $168/mo
• Projected year-2 tax: $2,012 · $168/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $17,674
• − Mortgage interest: −$7,837
• − Property taxes: −$2,012
• − Insurance: −$700
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,070
• Taxable income: $228
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,392/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 County · 888,823 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 49,077
• Household income: $77,055
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 753.0

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 White (82%)
• Race & ethnicity: White 82% Two or more races 7% Asian 5% Hispanic / Latino 5% Black 3%
• Common ancestry: American 5% Lithuanian 3% Romanian 2%
• Foreign-born: 13% · Vietnam, Canada
• Languages at home: 83% English-only · Russian/Polish/Slavic 6% Spanish 3% Other Indo-European 3%

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: ▼ -229.90%
• Current HPI: 220.258
• Rent YoY: ▲ 3.01%
• 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

+163.0% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $154,900 MARIS as Distributed by MLS Grid
• 2026-03-24 Listed $164,900 MARIS as Distributed by MLS Grid
• 2020-10-02 Sold (Public Records) $92,500 Public Records
• 2020-09-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-09-22 Pending — MARIS as Distributed by MLS Grid
• 2020-09-08 Listed $100,000 MARIS as Distributed by MLS Grid
• 2020-09-02 Coming Soon $100,000 MARIS as Distributed by MLS Grid
• 2014-12-12 Sold (Public Records) $82,000 Public Records
• 2014-12-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-09-23 Listed $85,000 MARIS as Distributed by MLS Grid
• 1998-07-09 Sold (Public Records) — Public Records
• 1998-07-09 Sold (Public Records) $58,900 Public Records

Property tax history

+5.0%/yr

Latest (2024): $2,012 · +5.1% YoY. Source: county tax records.