709 S Skinker Blvd #703 · St. Louis, MO 63105

$225,000

3 bd · 1.5 ba · 1,600 sqft · Condo · 218 Days on market

Built 1927 Good condition $141/sqft · 43% below area Est $392k · 43% under $1343/mo HOA · 57% of rent ↓ 25% since listing

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Schools +0.5/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

With Forest Park just across the street and views that stretch over its emerald trees and golf course, this 7th-floor residence in The Versailles feels like a private retreat in the heart of DeMun. Sunlight pours through large windows, filling the generous rooms with a sense of calm and ease. The updated baths and in-unit laundry bring modern comfort, while the building’s doorperson and pristine common spaces reflect care and tradition. There’s a quiet grace here — the kind of place where you can curl up with a favorite book and watch the light move through the leaves. Move-in ready and impeccably kept, this home welcomes your personal touch. A timeless address surrounded by cafes, walking paths, and the cultural treasures of Forest Park.

Key facts

• Updated baths
• In-unit laundry
• Doorperson

Tags

• FOREST PARK VIEWS
• UPDATED BATHS
• IN-UNIT LAUNDRY
• DOORPERSON
• PRISTINE COMMON SPACES
• WALKING PATHS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $75k (66.5% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $75k (66.5% below list) — sets the bar for cash-flow.
• Cap rate 0.8% vs local median 4.7% in St. Louis — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — 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: Mason Elem. (math 22% / reading 37%, grade F, #813 of 1,115 statewide, top 75%, 389 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.7%/yr); 197 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 218 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $75k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 57% of rent; built in 1927 — 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 $75,417 (66.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 66% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 0.78%
• Cash-on-cash: -19.69%
• DSCR: 0.12
• GRM: 7.9

CMA / ARV

• ARV (median comp): $392,328
• List price: $225,000
• Delta: -42.65%
• 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
6253 Southwood Ave Unit 3E	0.04mi	2/2.0 (-1)	1,550 (-3%)	1mo	$358,000	$231	85
6451 Clayton Rd #208	0.38mi	2/2.0 (-1)	1,470 (-8%)	1mo	$542,500	$369	61
1623 Forest Ave	0.96mi	3/2.5	1,603 (+0%)	1mo	$439,900	$274	60
6957 Clayton Ave	0.21mi	4/1.0 (+1)	1,898 (+19%)	0mo	$285,000	$150	58
6111 Westminster Pl	1.24mi	3/1.5	1,700 (+6%)	1mo	$365,000	$215	54
1722 Boneta Ave	1.21mi	3/2.5	1,527 (-5%)	1mo	$339,900	$223	53
2026 Princeton Pl	1.21mi	3/1.5	1,725 (+8%)	0mo	$329,900	$191	52
6125 W Park Ave	1.12mi	3/1.5	1,740 (+9%)	1mo	$373,000	$214	50
5773 Kingsbury Pl	1.39mi	3/2.5	1,740 (+9%)	0mo	$310,000	$178	46
2010 Blendon Pl	1.10mi	3/1.5	1,975 (+23%)	1mo	$394,000	$199	39
2105 Princeton Pl	1.26mi	3/2.0	1,982 (+24%)	1mo	$375,000	$189	37
1144 Boland Pl	1.14mi	3/3.0	1,871 (+17%)	0mo	$540,000	$289	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -42.3%
• Equity multiple: -0.41×
• Total profit: $-88,967
• Equity at exit: $33,548

10-year hold

• IRR: -22.5%
• Equity multiple: -0.62×
• Total profit: $-101,993
• Equity at exit: $19,454

Cash invested: $63,000 (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 →

Active competition Active MLS

• For sale now: 0 active · 4 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 63105

• Rents YoY: 11.7%
• Active inventory: 197
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,360 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$1,343
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-1,034

Break-even live

Break-even rent $3,668

Max offer price $75,417

Occupancy floor —

Sensitivity live

Price	-10% $-878	-5% $-956	+0% $-1,034	+5% $-1,111	+10% $-1,189
Rent	-10% $-1,220	-5% $-1,127	+0% $-1,034	+5% $-941	+10% $-847
Rate	-1.0pp $-920	-0.5pp $-977	base $-1,034	+0.5pp $-1,092	+1.0pp $-1,151

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: $56,250
• Closing costs: $6,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6301 Southwood Ave Unit 3rd floor Clayton, MO	3.0	2.0	1800	$2,495	$1.39	9d	1	0.06mi
6301 Southwood Ave Unit 2nd floor Clayton, MO	4.0	2.0	1800	$2,950	$1.64	68d	1	0.06mi
6238 Southwood Ave Unit 3S St. Louis, MO	2.0	2.0	1100	$1,595	$1.45	139d	1	0.06mi
6300 Southwood Ave Saint Louis, MO	3.0	1.5	1700	$2,395	$1.41	0d	1	0.08mi
6314 S Rosebury Ave Clayton, MO	2.0	2.0	1395	$2,500	$1.79	68d	1	0.08mi
6314 S Rosebury Ave Clayton, MO	2.0	1.0	1395	$2,300	$1.65	42d	1	0.08mi
665 S Skinker Blvd Saint Louis, MO	3.0	1.0–2.0	1080	$3,500	$3.24	111d	40	0.08mi
665 S Skinker Blvd Saint Louis, MO	3.0	1.0–2.0	1080	$3,000	$2.78	0d	44	0.08mi
6318 S Rosebury Ave Clayton, MO	3.0	2.0	1712	$2,600	$1.52	110d	1	0.09mi
6226 Northwood Ave Unit 3E Saint Louis, MO	3.0	2.0	1518	$2,250	$1.48	40d	1	0.09mi
6325 Southwood Ave Apt 3 Clayton, MO	3.0	2.0	1800	$2,300	$1.28	63d	1	0.11mi
6325 Southwood Ave Apt 3 Clayton, MO	3.0	2.0	1800	$2,300	$1.28	56d	1	0.11mi
6323 S Rosebury Ave Unit 2E Clayton, MO	2.0	2.0	1100	$1,995	$1.81	112d	1	0.12mi
6330 S Rosebury Ave Clayton, MO	3.0	2.0	1800	$2,900	$1.61	9d	1	0.12mi
6324 Northwood Ave Saint Louis, MO	3.0	3.0	1800	$3,200	$1.78	9d	1	0.14mi
6408 Alamo Ave Unit 2W Clayton, MO	2.0	1.0	1100	$1,695	$1.54	6d	1	0.31mi
6436 Alamo Ave Unit 2E Clayton, MO	2.0	1.0	1100	$1,695	$1.54	42d	1	0.36mi
1034 Blendon Pl Saint Louis, MO	2.0	1.0	1300	$1,725	$1.33	74d	1	0.38mi
1029 Central Ave Saint Louis, MO	2.0	1.0	1200	$1,650	$1.38	87d	1	0.43mi
913 Concordia Ln Saint Louis, MO	3.0	2.0	1676	$2,595	$1.55	0d	1	0.61mi
7230 W Park Ave Unit 1fl Richmond Heights, MO	2.0	1.0	1350	$1,650	$1.22	139d	1	0.65mi
7103 Horner Ave Unit 7 Richmond Heights, MO	3.0	2.5	1816	$2,995	$1.65	97d	1	0.82mi
6414 Wise Ave Unit 401 St. Louis, MO	3.0	2.0	1850	$2,500	$1.35	139d	1	0.86mi
6507 Nashville Ave Saint Louis, MO	4.0	2.5	2070	$3,995	$1.93	7d	1	0.87mi
7527 Wise Ave Saint Louis, MO	2.0	1.0	2224	$1,375	$0.62	9d	1	0.92mi
6840 Plateau Ave Saint Louis, MO	3.0	2.0	1480	$2,150	$1.45	4d	1	0.93mi
1617 Forest Ave Saint Louis, MO	3.0	2.5	1822	$1,195	$0.66	98d	1	0.95mi
1131 Claytonia Ter Unit A/2FL Richmond Heights, MO	2.0	1.0	1400	$1,295	$0.93	88d	1	0.96mi
1131 Claytonia Ter Saint Louis, MO	2.0	1.0	1400	$1,295	$0.93	68d	1	0.96mi
1131 Claytonia Ter Saint Louis, MO	2.0	1.0	1400	$1,295	$0.93	70d	1	0.96mi
6186 Waterman Blvd Saint Louis, MO	3.0	1.5	1100	$3,000	$2.73	98d	1	0.98mi
1629 Forest Ave Saint Louis, MO	4.0	3.5	2212	$4,500	$2.03	40d	1	0.98mi
1142 Moorlands Dr Unit 2 Richmond Heights, MO	2.0	1.0	1100	$1,575	$1.43	70d	1	0.99mi
6028 Pershing Ave St. Louis, MO	4.0	1.0	1800	$1,995	$1.11	0d	1	0.99mi
6028 Pershing Ave St. Louis, MO	4.0	1.0	1800	$1,995	$1.11	70d	1	0.99mi
6026 Pershing Ave Saint Louis, MO	2.0	1.0	1117	$1,495	$1.34	67d	1	0.99mi
6026 Pershing Ave Saint Louis, MO	2.0	1.0	1117	$1,495	$1.34	70d	1	0.99mi
1146 Moorlands Dr Richmond Heights, MO	2.0	1.0	1075	$1,500	$1.40	139d	1	1.00mi
6124 Waterman Blvd Unit 6124 St. Louis, MO	2.0	2.0	1500	$2,250	$1.50	110d	1	1.00mi
1912 McCausland Ave Saint Louis, MO	3.0	2.0	1573	$2,300	$1.46	0d	1	1.02mi

HOA detail $1,343/mo · $16,116/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $225,000 Active 218 DOM
2. 2026-09-22
   days on market $225,000 Active 217 DOM
3. 2026-09-21
   days on market $225,000 Active 216 DOM
4. 2026-09-20
   days on market $225,000 Active 215 DOM
5. 2026-09-19
   days on market $225,000 Active 214 DOM
6. 2026-09-18
   days on market $225,000 Active 213 DOM
7. 2026-09-17
   days on market $225,000 Active 212 DOM
8. 2026-09-16
   days on market $225,000 Active 211 DOM
9. 2026-09-15
   days on market $225,000 Active 210 DOM
10. 2026-09-14
    days on market $225,000 Active 209 DOM
11. 2026-09-13
    days on market $225,000 Active 208 DOM
12. 2026-09-12
    days on market $225,000 Active 207 DOM
13. 2026-09-11
    days on market $225,000 Active 206 DOM
14. 2026-09-05
    days on market $225,000 Active 200 DOM
15. 2026-09-04
    days on market $225,000 Active 199 DOM
16. 2026-09-03
    days on market $225,000 Active 198 DOM
17. 2026-08-31
    days on market $225,000 Active 195 DOM
18. 2026-08-30
    days on market $225,000 Active 194 DOM
19. 2026-08-29
    days on market $225,000 Active 193 DOM
20. 2026-08-28
    days on market $225,000 Active 192 DOM
21. 2026-08-27
    days on market $225,000 Active 191 DOM
22. 2026-08-26
    days on market $225,000 Active 190 DOM
23. 2026-08-25
    days on market $225,000 Active 189 DOM
24. 2026-08-24
    days on market $225,000 Active 188 DOM
25. 2026-08-23
    days on market $225,000 Active 187 DOM
26. 2026-08-22
    days on market $225,000 Active 186 DOM
27. 2026-08-21
    days on market $225,000 Active 185 DOM
28. 2026-08-20
    days on market $225,000 Active 184 DOM
29. 2026-08-19
    days on market $225,000 Active 183 DOM
30. 2026-08-18
    days on market $225,000 Active 182 DOM
31. 2026-08-17
    days on market $225,000 Active 181 DOM
32. 2026-08-16
    days on market $225,000 Active 180 DOM
33. 2026-08-15
    days on market $225,000 Active 179 DOM
34. 2026-08-14
    days on market $225,000 Active 178 DOM
35. 2026-08-13
    days on market $225,000 Active 177 DOM
36. 2026-08-12
    days on market $225,000 Active 176 DOM
37. 2026-08-11
    days on market $225,000 Active 175 DOM
38. 2026-08-10
    days on market $225,000 Active 174 DOM
39. 2026-08-09
    days on market $225,000 Active 173 DOM
40. 2026-08-08
    days on market $225,000 Active 172 DOM
41. 2026-08-07
    days on market $225,000 Active 171 DOM
42. 2026-08-06
    days on market $225,000 Active 170 DOM
43. 2026-08-05
    days on market $225,000 Active 169 DOM
44. 2026-08-04
    days on market $225,000 Active 168 DOM
45. 2026-08-03
    days on market $225,000 Active 167 DOM
46. 2026-07-31
    days on market $225,000 Active 164 DOM
47. 2026-07-30
    days on market $225,000 Active 163 DOM
48. 2026-07-30
    days on market $225,000 Active 162 DOM
49. 2026-07-28
    days on market $225,000 Active 161 DOM
50. 2026-07-26
    days on market $225,000 Active 159 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,317
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − HOA: −$16,116
• − Depreciation: −$6,545
• Taxable loss: −$15,979
• Est. tax savings @ 24.0%: +$3,835
• After-tax cash flow: $-8,570/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,000–$24,000 screening

This move-in ready condo in The Versailles offers a good condition with minor repairs needed in the kitchen. It's located in a prime location with a well-maintained exterior and landscaping.

Repairs flagged

• Minor kitchen cabinets — Worn appearance
• Minor kitchen countertops — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Clean kitchen countertops — Clean countertops improve functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 5/100

Zoned Schools

Elementary Nahed Chapman New American Aca F MO #1,099/1,115 Nat'l #41,309/41,679 Middle Long Middle Community Ed. Ctr. F MO #378/391 Nat'l #13,582/14,009 High Roosevelt High F MO #517/521 Nat'l #16,861/17,239

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 · 315,737 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 18,875
• Household income: $116,439
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 12% Black 8% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Scotch-Irish 3%
• Foreign-born: 14% · China, South Korea, Canada
• Languages at home: 84% English-only · Chinese 4% Arabic 2% Other Indo-European 2%

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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: ▼ -469.76%
• Current HPI: 207.437
• Rent YoY: ▲ 11.66%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

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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

-25.0% since first listed

4 events — show timeline

• 2026-04-13 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-13 Price Changed $225,000 MARIS as Distributed by MLS Grid
• 2026-02-06 Listed $300,000 MARIS as Distributed by MLS Grid
• 2025-10-31 Listed $300,000 MARIS as Distributed by MLS Grid