1392 Union Blvd · St. Louis, MO 63113

$90,000

3 bd · 2.0 ba · 1,684 sqft · SingleFamily public records · 9 Days on market

Built 1891 ↓ 25% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Great house at a great price! Three finished levels offer a large foyer and formal livingroom with a fireplace. Exposed brick in the formal diningroom. The eat-in kitchen also has some exposed brick, updated appliances, and walks out to a large deck. Three bedrooms plus two bonus rooms that could be used for a home office/gym or extra bedrooms. One full bath on first floor 2nd full bath on 2nd floor. Seller will make no repairs or provide any inspections or warranties.

Key facts

• Exposed brick
• Large foyer
• Formal livingroom

Tags

• FINISHED LEVELS
• LARGE FOYER
• FORMAL LIVINGROOM
• FIREPLACE
• EXPOSED BRICK
• EAT-IN KITCHEN

Property features AI

Exterior

• Home design: Built in 1891
• Construction: Living area approximately 1,684
• Exterior features: Located in the Academy/Sherman Park neighborhood

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/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 14.8% 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 B — 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: 58 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $622 of loan paydown is wiped out by about $2k 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.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.
• 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 $90,000

Questions for the listing agent

1. Built in 1891 — 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. 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: 1.66% ✓
• Cap rate: 14.81%
• Cash-on-cash: 30.41%
• DSCR: 2.35
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $42,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5159 Kensington Ave	0.58mi	3/2.0	1,612 (-4%)	5mo	$105,000	$65	62
5254 Maple Ave	0.25mi	4/2.5 (+1)	1,750 (+4%)	18mo	$65,000	$37	59
1366 Burd Ave	0.41mi	4/1.5 (+1)	1,620 (-4%)	15mo	$40,000	$25	55
5071 Lotus Ave	0.55mi	3/1.0	1,734 (+3%)	14mo	$22,900	$13	54
5232 Cote Brilliante Ave	0.40mi	2/1.0 (-1)	1,576 (-6%)	10mo	$14,900	$9	53
5434 Maple Ave	0.42mi	4/— (+1)	1,578 (-6%)	14mo	$90,000	$57	53
5069 Lotus Ave	0.55mi	4/1.5 (+1)	1,734 (+3%)	12mo	$34,700	$20	52
5450 Vernon Ave	0.49mi	3/2.5	1,728 (+3%)	24mo	$265,000	$153	51
5237 Wabada	0.57mi	3/1.0	1,550 (-8%)	10mo	$20,000	$13	48
5041 Lotus Ave	0.58mi	4/1.5 (+1)	1,500 (-11%)	10mo	$30,000	$20	39
1900 Belt Ave	0.53mi	4/2.0 (+1)	1,870 (+11%)	16mo	$65,000	$35	38
5242 Wabada Ave	0.54mi	2/1.0 (-1)	1,550 (-8%)	20mo	$34,000	$22	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.16×
• Total profit: $29,323
• Equity at exit: $16,888

10-year hold

• IRR: 33.3%
• Equity multiple: 4.20×
• Total profit: $80,681
• Equity at exit: $13,873

Cash invested: $25,200 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$472
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $639

Break-even live

Break-even rent $684

Max offer price $90,000

Occupancy floor 52%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	43d	1	0.08mi
5345 Wells Ave Unit 2ND St. Louis, MO	3.0	1.0	1127	$1,095	$0.97	23d	1	0.18mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	43d	1	0.26mi
1320 Academy Ave Unit A St. Louis, MO	2.0	1.0	1600	$1,090	$0.68	43d	1	0.26mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	43d	1	0.39mi
5130 Kensington Ave Unit 1 St. Louis, MO	3.0	2.0	1200	$1,245	$1.04	23d	1	0.62mi
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	23d	1	0.82mi
5535 Delmar Blvd St. Louis, MO	1.0–2.0	1.0–2.0	911	$1,970	$2.16	1d	14	0.85mi
629 Clara Ave Apt 26 St. Louis, MO	2.0	2.0	1155	$1,615	$1.40	43d	1	0.93mi
625 N Euclid Ave St. Louis, MO	2.0	1.0–2.0	984	$3,120	$3.17	1d	16	0.95mi
5137 Waterman Blvd Apt 4 St. Louis, MO	3.0	2.0	1550	$1,700	$1.10	43d	1	0.97mi
5137 Waterman Blvd Apt 4 St. Louis, MO	3.0	2.0	1550	$1,700	$1.10	23d	1	0.97mi
763 Walton Ave Unit 763 St. Louis, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.97mi
5804 Cates Ave Unit 2 St. Louis, MO	3.0	1.0	1500	$1,500	$1.00	4d	1	0.97mi
4901 Washington Blvd Saint Louis, MO	2.0	2.0	1620	$2,500	$1.54	11d	1	0.99mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	850	$1,845	$2.17	14d	21	1.05mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	915	$1,885	$2.06	1d	21	1.05mi
5527 Waterman Blvd St. Louis, MO	2.0	1.5	1389	$1,495	$1.08	16d	1	1.05mi
4738 Olive St Saint Louis, MO	2.0	2.0	1413	$1,925	$1.36	23d	1	1.08mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	43d	1	1.08mi
445 Clara Ave Saint Louis, MO	2.0	2.5	1188	$2,750	$2.31	43d	1	1.09mi
321 Belt Ave St. Louis, MO	3.0	2.0	1549	$2,300	$1.48	4d	1	1.09mi
401 N Euclid Ave St. Louis, MO	3.0	1.0	1025	$1,875	$1.83	1d	4	1.10mi
5223 Ashland Ave Saint Louis, MO	2.0	1.0	2200	$1,250	$0.57	43d	1	1.12mi
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	43d	1	1.12mi
275 Union Blvd St. Louis, MO	3.0	1.0–3.0	1317	$4,686	$3.56	2d	58	1.12mi
5394 Pershing Ave Saint Louis, MO	3.0	2.0	1500	$2,595	$1.73	43d	1	1.14mi
5510 Pershing Ave Saint Louis, MO	3.0	1.0–2.0	827	$3,247	$3.92	2d	20	1.17mi
5783 McPherson Ave Unit 2FL St. Louis, MO	3.0	2.0	1320	$2,550	$1.93	7d	1	1.26mi
5783 McPherson Ave Unit 1FL St. Louis, MO	2.0	2.0	1250	$1,950	$1.56	7d	1	1.26mi
4500 Olive St Unit D St. Louis, MO	2.0	2.0	1200	$1,725	$1.44	43d	1	1.30mi
4466 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1222	$2,495	$2.04	1d	7	1.37mi
377 N Taylor Ave St. Louis, MO	2.0	2.0	1209	$1,595	$1.32	14d	1	1.38mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,795	$2.46	1d	9	1.38mi
5803 Waterman Blvd St. Louis, MO	2.0	2.0	1432	$1,850	$1.29	43d	1	1.41mi
5861 Nina Pl Apt 2W St. Louis, MO	3.0	1.0	1400	$1,750	$1.25	43d	1	1.42mi
5861 Nina Pl Unit 3W St. Louis, MO	3.0	1.0	1550	$1,750	$1.13	17d	1	1.42mi
4400 Delmar Blvd St. Louis, MO	3.0	1.0	1450	$1,600	$1.10	43d	1	1.43mi
100 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	1171	$6,995	$5.97	1d	80	1.43mi
100 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	1211	$7,099	$5.86	43d	84	1.43mi

Listing history 7 events

1. 2026-06-18
   days on market $90,000 Active 9 DOM
2. 2026-06-17
   days on market $90,000 Active 8 DOM
3. 2026-06-16
   days on market $90,000 Active 7 DOM
4. 2026-06-15
   days on market $90,000 Active 6 DOM
5. 2026-06-13
   days on market $90,000 Active 4 DOM
6. 2026-06-10
   remarks 474-char remark
7. 2026-06-10
   listed $90,000 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: $366 · $31/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$507/yr (+$42/mo · 138.4%)

ⓘ 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: $17,903
• − Mortgage interest: −$5,041
• − Property taxes: −$366
• − Insurance: −$450
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$2,618
• Taxable income: $6,563
• Est. tax owed @ 24.0%: −$1,575
• After-tax cash flow: $6,088/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
• City population: 283,259
• Population (ZIP): 11,610

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 Black (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• Rent YoY: —
• Metro: —
• 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

-25.0% since first listed

3 events — show timeline

• 2026-06-10 Listed $90,000 FSBO.com
• 2005-12-28 Sold (Public Records) $120,000 Public Records
• 2003-05-13 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2024): $366 · +4.8% YoY. Source: county tax records.