8422 Pennsylvania Ave · St. Louis, MO 63111

$90,000

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 8 Days on market

Built 1864 6,851 sqft lot Est $176k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Back on the market due to no fault of the seller! Seller is MOTIVATED to sell quickly! Discover your ideal first home or lucrative investment property at 8422 Pennsylvania! This unique opportunity boasts not just one, but two spacious lots, offering limitless potential. Envision creating an expansive outdoor space or even constructing an additional home for extra income. Featuring three bedrooms and two full baths, this property provides ample space for a growing family or a solo dweller seeking room to breathe. Enjoy your coffee, tea, or other beverages on the balcony overlooking the streets! The owner has a passed occupancy permit completed within this year! Previously rented at $1,200, with comparable properties supporting a valuation of $150,000. Call today to see!

Key facts

• 6,851 sq ft lot
• Garage
• Built 1864

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer; Electric service: Ameren; Cable available
• Home design: Single-family residence; Two levels; Residential property
• Construction: Frame construction with vinyl siding
• Exterior features: City lot, cleared

Interior

• Bedrooms: Three bedrooms located on upper level
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Other heating; Other cooling
• Interior features: Unfinished basement with exterior entry; Nine total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/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 14.3% 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.
• Zoned schools: Woerner Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 362 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 (+3.3%/yr); 125 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 37% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 3.3% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1864 — 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 $90,000

Questions for the listing agent

1. Built in 1864 — 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: 1.61% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.53%
• DSCR: 2.27
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $176,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Espenschied St	0.05mi	3/1.5	1,562 (+3%)	5mo	$119,900	$77	87
7700 Michigan Ave	0.51mi	4/1.5 (+1)	1,504 (-1%)	3mo	$175,000	$116	65
122 W Courtois St	0.43mi	3/2.0	1,625 (+7%)	3mo	$125,000	$77	62
8523 Idaho Ave	0.45mi	3/1.0	1,392 (-8%)	4mo	$129,900	$93	62
7821 Pennsylvania Ave	0.40mi	2/1.5 (-1)	1,496 (-2%)	13mo	$199,900	$134	61
8309 Minnesota Ave	0.13mi	2/1.0 (-1)	1,292 (-15%)	8mo	$140,000	$108	58
631 Waller Ave	0.66mi	3/1.5	1,514 (-0%)	11mo	$179,900	$119	57
7721 Michigan Ave	0.49mi	3/2.0	1,658 (+9%)	3mo	$169,900	$102	56
614 Horn Ave	0.73mi	3/2.5	1,488 (-2%)	10mo	$200,000	$134	48
312 Waller Ave	0.56mi	3/1.0	1,700 (+12%)	9mo	$199,999	$118	46
108 Horn Ave	0.57mi	2/2.0 (-1)	1,739 (+14%)	1mo	$40,000	$23	40
261 Pardella Ave	0.71mi	3/2.5	1,364 (-10%)	12mo	$225,000	$165	33

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 1.95×
• Total profit: $23,941
• Equity at exit: $13,419

10-year hold

• IRR: 31.2%
• Equity multiple: 3.84×
• Total profit: $71,496
• Equity at exit: $7,782

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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$472
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $599

Break-even live

Break-even rent $687

Max offer price $90,000

Occupancy floor 54%

Sensitivity live

Price	-10% $650	-5% $625	+0% $599	+5% $574	+10% $548
Rent	-10% $485	-5% $542	+0% $599	+5% $656	+10% $713
Rate	-1.0pp $644	-0.5pp $622	base $599	+0.5pp $576	+1.0pp $552

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7924 Michigan Ave Unit 2F St. Louis, MO	3.0	2.0	1250	$1,195	$0.96	3d	1	0.33mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	2d	1	0.58mi
229 Horn Ave Saint Louis, MO	2.0	1.5	1301	$1,871	$1.44	2d	1	0.58mi
7417 Vermont Ave Unit 103 St. Louis, MO	2.0	2.0	1069	$1,500	$1.40	15d	1	0.72mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	2d	8	0.72mi
336 Lagro Ave Saint Louis, MO	2.0	2.0	1340	$1,250	$0.93	44d	1	0.75mi
349 Lagro Ave Saint Louis, MO	3.0	1.0	1184	$1,500	$1.27	44d	1	0.75mi
7024 Pennsylvania Ave Unit F St. Louis, MO	2.0	1.0	1081	$930	$0.86	17d	1	0.92mi
6915 Alabama Ave Unit 1st Floor St. Louis, MO	2.0	1.0	1248	$1,200	$0.96	44d	1	1.03mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	18d	1	1.11mi
6730 Vermont Ave Saint Louis, MO	3.0	2.0	1534	$1,600	$1.04	15d	1	1.11mi
3945 Crosby Dr Saint Louis, MO	2.0	1.0	1100	$2,083	$1.89	2d	1	1.13mi
3857 Boulevard Heights Ct Saint Louis, MO	3.0	2.5	1697	$2,250	$1.33	2d	1	1.27mi
6436 Idaho Ave Saint Louis, MO	2.0	1.0	1050	$995	$0.95	44d	1	1.31mi

Listing history 7 events

1. 2026-06-18
   days on market $90,000 Active 8 DOM
2. 2026-06-17
   days on market $90,000 Active 7 DOM
3. 2026-06-16
   days on market $90,000 Active 6 DOM
4. 2026-06-15
   days on market $90,000 Active 5 DOM
5. 2026-06-13
   statusdays on market $90,000 Active 3 DOM
6. 2026-06-09
   remarks 681-char remark
7. 2026-06-09
   listed $90,000 Coming Soon 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: $395 · $33/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$478/yr (+$40/mo · 121.2%)

ⓘ 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 ≥109°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,339
• − Mortgage interest: −$5,041
• − Property taxes: −$395
• − Insurance: −$450
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$2,618
• Taxable income: $6,060
• Est. tax owed @ 24.0%: −$1,455
• After-tax cash flow: $5,735/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+414.3% since first listed

19 events — show timeline

• 2026-06-08 Coming Soon $90,000 MARIS as Distributed by MLS Grid
• 2024-05-26 Pending — MARIS as Distributed by MLS Grid
• 2024-05-24 Sold (Public Records) $85,000 Public Records
• 2024-05-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-04-25 Contingent — MARIS as Distributed by MLS Grid
• 2024-04-22 Relisted — MARIS as Distributed by MLS Grid
• 2024-04-17 Contingent — MARIS as Distributed by MLS Grid
• 2024-04-12 Price Changed $87,000 MARIS as Distributed by MLS Grid
• 2024-04-10 Relisted — MARIS as Distributed by MLS Grid
• 2024-03-28 Contingent — MARIS as Distributed by MLS Grid
• 2024-03-23 Relisted — MARIS as Distributed by MLS Grid
• 2024-03-01 Contingent — MARIS as Distributed by MLS Grid
• 2024-02-26 Listed $100,000 MARIS as Distributed by MLS Grid
• 2022-07-22 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2022-06-08 Price Changed $99,500 MARIS as Distributed by MLS Grid
• 2022-05-09 Price Changed $114,500 MARIS as Distributed by MLS Grid
• 2022-04-19 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2000-11-06 Sold (Public Records) $24,500 Public Records
• 2000-07-05 Sold (Public Records) $17,500 Public Records

Property tax history

+4.4%/yr

Latest (2024): $395 · +4.8% YoY. Source: county tax records.