2619 Michigan Ave · St. Louis, MO 63118

$150,000

3 bd · 1.0 ba · 435 sqft · SingleFamily public records · 91 Days on market

Built 1884 3,175 sqft lot $345/sqft · 80% above area Est $237k · 37% 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Rent growth +3.7/5.0
• 1% rule +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming single-story residence offers an inviting opportunity to enjoy one of St. Louis’ dynamic and beloved communities. Just moments from Tower Grove Park, weekends can be spent strolling tree-lined paths, visiting the renowned farmers market, or enjoying neighborhood festivals and outdoor concerts. The nearby Fox Park district adds even more appeal with its growing collection of popular cafes, restaurants, and neighborhood gathering spots. This cozy 3-bedroom, 1-bath home features convenient main-floor living and has been thoughtfully refreshed, making it truly move-in ready. Recent improvements include a new incoming water line, electrical updates, fresh interior paint, and new appliances—providing both peace of mind and everyday convenience for the next owner. Whether you’re seeking a charming place to call home or a smart investment in a thriving area, this property offers a wonderful opportunity to be part of a community known for its walkability, character, and easy access to all that St. Louis has to offer. Come experience the energy, charm, and neighborhood spirit that make Tower Grove East such a special place to live.

Key facts

• 3,175 sq ft lot
• Built 1884
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.3% below list).
• Recommended offer: $127k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 fast (+4.9%/yr); 243 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k 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 91 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $150k implies a 538% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1884 — 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 $127,107 (15.3% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — 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: 0.85% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (median comp): $236,712
• List price: $150,000
• Delta: -36.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.89% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-15,228
• Equity at exit: $22,365

10-year hold

• IRR: 1.7%
• Equity multiple: 1.13×
• Total profit: $5,580
• Equity at exit: $12,969

Cash invested: $42,000 (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 63118

• Rents YoY: 4.9%
• Active inventory: 243
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $105

Break-even live

Break-even rent $1,138

Max offer price $150,000

Occupancy floor 87%

Sensitivity live

Price	-10% $190	-5% $147	+0% $105	+5% $62	+10% $20
Rent	-10% $4	-5% $55	+0% $105	+5% $155	+10% $205
Rate	-1.0pp $180	-0.5pp $143	base $105	+0.5pp $66	+1.0pp $26

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3179 S Grand Blvd Saint Louis, MO	3.0	1.0	650	$1,585	$2.44	3d	3	0.70mi

Listing history 26 events

1. 2026-06-16
   status $150,000 Pending 91 DOM
2. 2026-06-15
   days on market $150,000 Active 91 DOM
3. 2026-06-13
   pricedays on market $150,000 Active 89 DOM
4. 2026-06-09
   days on market $162,500 Active 85 DOM
5. 2026-06-08
   days on market $162,500 Active 84 DOM
6. 2026-06-08
   days on market $162,500 Active 83 DOM
7. 2026-06-05
   days on market $162,500 Active 80 DOM
8. 2026-06-03
   days on market $162,500 Active 79 DOM
9. 2026-06-02
   days on market $162,500 Active 78 DOM
10. 2026-06-01
    days on market $162,500 Active 77 DOM
11. 2026-05-31
    days on market $162,500 Active 76 DOM
12. 2026-03-16
    listed $164,900 Active 1171-char remark

    Show marketing remark (1171 chars)

    This charming single-story residence offers an inviting opportunity to enjoy one of St. Louis’ dynamic and beloved communities. Just moments from Tower Grove Park, weekends can be spent strolling tree-lined paths, visiting the renowned farmers market, or enjoying neighborhood festivals and outdoor concerts. The nearby Fox Park district adds even more appeal with its growing collection of popular cafes, restaurants, and neighborhood gathering spots. This cozy 3-bedroom, 1-bath home features convenient main-floor living and has been thoughtfully refreshed, making it truly move-in ready. Recent improvements include a new incoming water line, electrical updates, fresh interior paint, and new appliances—providing both peace of mind and everyday convenience for the next owner. Whether you’re seeking a charming place to call home or a smart investment in a thriving area, this property offers a wonderful opportunity to be part of a community known for its walkability, character, and easy access to all that St. Louis has to offer. Come experience the energy, charm, and neighborhood spirit that make Tower Grove East such a special place to live.

13. 2026-03-14
    historical $164,900 1171-char remark

    Show marketing remark (1171 chars)

    This charming single-story residence offers an inviting opportunity to enjoy one of St. Louis’ dynamic and beloved communities. Just moments from Tower Grove Park, weekends can be spent strolling tree-lined paths, visiting the renowned farmers market, or enjoying neighborhood festivals and outdoor concerts. The nearby Fox Park district adds even more appeal with its growing collection of popular cafes, restaurants, and neighborhood gathering spots. This cozy 3-bedroom, 1-bath home features convenient main-floor living and has been thoughtfully refreshed, making it truly move-in ready. Recent improvements include a new incoming water line, electrical updates, fresh interior paint, and new appliances—providing both peace of mind and everyday convenience for the next owner. Whether you’re seeking a charming place to call home or a smart investment in a thriving area, this property offers a wonderful opportunity to be part of a community known for its walkability, character, and easy access to all that St. Louis has to offer. Come experience the energy, charm, and neighborhood spirit that make Tower Grove East such a special place to live.

14. 2025-10-13
    price $169,900
15. 2025-09-16
    price $174,900
16. 2025-08-12
    status Active
17. 2025-07-25
    listed $179,900 Active
18. 2025-07-22
    historical
19. 2023-08-23
    soldstatus $23,500
20. 2023-07-14
    historical
21. 2023-06-29
    status Pending
22. 2023-06-23
    price $44,900
23. 2023-06-23
    status Active
24. 2023-06-20
    historical Active Under Contract
25. 2023-06-15
    listed $49,900 Active
26. 2023-06-14
    historical

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$853/yr (+$71/mo · 141.8%)

ⓘ 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 ≥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: $15,253
• − Mortgage interest: −$8,402
• − Property taxes: −$602
• − Insurance: −$750
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$4,364
• Taxable loss: −$1,305
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $1,572/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 1%

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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+230.5% since first listed

15 events — show timeline

• 2026-03-16 Listed $164,900 MARIS as Distributed by MLS Grid
• 2026-03-14 Coming Soon $164,900 MARIS as Distributed by MLS Grid
• 2025-10-13 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2025-09-16 Price Changed $174,900 MARIS as Distributed by MLS Grid
• 2025-08-12 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-25 Listed $179,900 MARIS as Distributed by MLS Grid
• 2025-07-22 Coming Soon — MARIS as Distributed by MLS Grid
• 2023-08-23 Sold (Public Records) $23,500 Public Records
• 2023-07-14 Delisted — MARIS as Distributed by MLS Grid
• 2023-06-29 Pending — MARIS as Distributed by MLS Grid
• 2023-06-23 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2023-06-23 Relisted — MARIS as Distributed by MLS Grid
• 2023-06-20 Contingent — MARIS as Distributed by MLS Grid
• 2023-06-15 Listed $49,900 MARIS as Distributed by MLS Grid
• 2023-06-14 Coming Soon — MARIS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2022): $602 · +0.1% YoY. Source: county tax records.