8201 Braddock Dr · University City, MO 63132

$280,000

4 bd · 2.0 ba · 2,487 sqft · SingleFamily public records · 16 Days on market

Built 1950 7,679 sqft lot Est $371k · 24% under

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Why this score? — see what drove the D+ 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
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a spacious, affordably priced home in University City? 8201 Braddock offers a distinctive floor plan with a central foyer, a generous living room with a wood-burning fireplace, and a formal dining room adjacent to the kitchen—ideal for entertaining. The main floor includes two good-sized bedrooms with large closets. Upstairs features a large open loft, three additional bedrooms, and a huge walk-in cedar closet (light switch behind the door). Wood laminate and ceramic tile run throughout. The former garage now serves as a utility room with ample storage or workshop space. Don’t miss the chance to own this versatile home—perfect for living, working, or running a

Key facts

• 7,679 sq ft lot
• Built 1950
• Listed 15 days

Property features AI

Finance

• Other: Above-grade finished area approximately 2,487 (Assessor)
• Financial info: Lease not considered
• HOA & community: Community amenities: park, playground

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single family residence; Two levels; Private ownership; House
• Construction: Brick construction; Architectural shingle roof
• Exterior features: Back yard; Corner lot; Chain link fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 5 bedrooms total; 2 main-level bedrooms; 3 upper-level bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms total; 1 full bathroom on the main level; 1 full bathroom on the upper level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Cedar closets; Ceiling fans; Crown molding; Open floor plan; Walk-in closets; Living room wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $69 ($827/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 $233k (16.7% below list).
• Recommended offer: $233k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.4% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Barbara Jordan Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 310 students, 100% FRL); Brittany Woods (math 15% / reading 20%, grade F, #350 of 391 statewide, top 90%, 532 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 53 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 32% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $143k; list at $280k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $233,142 (16.7% below list)

Questions for the listing agent

1. Built in 1950 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.83% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $370,563
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8312 Old Bonhomme Rd	0.74mi	3/2.0 (-1)	2,515 (+1%)	8mo	$349,000	$139	52
8628 Mayflower Ct	0.68mi	3/2.0 (-1)	2,120 (-15%)	1mo	$389,900	$184	38
8637 Mayflower Ct	0.69mi	3/2.5 (-1)	2,152 (-14%)	2mo	$249,900	$116	37
8634 Mayflower Ct	0.69mi	3/2.5 (-1)	2,218 (-11%)	7mo	$329,900	$149	37
8294 Tulane Ave	0.71mi	3/2.5 (-1)	2,147 (-14%)	21mo	$445,000	$207	20

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 · 6.64% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.59×
• Total profit: $-32,195
• Equity at exit: $41,749

10-year hold

• IRR: 2.6%
• Equity multiple: 1.21×
• Total profit: $16,503
• Equity at exit: $24,209

Cash invested: $78,400 (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 63132

• Rents YoY: 6.6%
• Active inventory: 53
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $69

Break-even live

Break-even rent $2,244

Max offer price $280,000

Occupancy floor 92%

Sensitivity live

Price	-10% $227	-5% $148	+0% $69	+5% $-10	+10% $-90
Rent	-10% $-115	-5% $-23	+0% $69	+5% $161	+10% $253
Rate	-1.0pp $210	-0.5pp $140	base $69	+0.5pp $-4	+1.0pp $-77

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1119 N McKnight Rd Saint Louis, MO	4.0	3.0	2300	$2,300	$1.00	0d	1	0.67mi
8638 Mayflower Ct Saint Louis, MO	4.0	2.0	3021	$2,900	$0.96	0d	1	0.68mi
1108 N Hanley Rd St. Louis, MO	3.0	2.0	1800	$1,795	$1.00	14d	1	1.08mi
8701 Delmar Blvd Unit 8701-4C Delmar St. Louis, MO	3.0	2.0	1700	$1,750	$1.03	45d	1	1.36mi
709 Elkington Ln Saint Louis, MO	3.0	2.0	1708	$2,800	$1.64	0d	1	1.43mi
7330 Ahern Ave Saint Louis, MO	3.0	1.5	1872	$2,450	$1.31	45d	1	1.43mi

Listing history 12 events

1. 2026-06-21
   days on market $280,000 Active 16 DOM
2. 2026-06-18
   days on market $280,000 Active 13 DOM
3. 2026-06-17
   days on market $280,000 Active 12 DOM
4. 2026-06-16
   days on market $280,000 Active 11 DOM
5. 2026-06-15
   days on market $280,000 Active 10 DOM
6. 2026-06-13
   days on market $280,000 Active 8 DOM
7. 2026-06-13
   days on market $280,000 Active 7 DOM
8. 2026-06-09
   days on market $280,000 Active 4 DOM
9. 2026-06-08
   days on market $280,000 Active 3 DOM
10. 2026-06-07
    statusdays on market $280,000 Active 2 DOM
11. 2026-06-05
    remarks 681-char remark
12. 2026-06-05
    listed $280,000 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: $2,254 · $188/mo
• Projected year-2 tax: $2,716 · $226/mo
• Expected delta: +$462/yr (+$38/mo · 20.5%)

ⓘ 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 · 21 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: $27,977
• − Mortgage interest: −$15,684
• − Property taxes: −$2,254
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$8,145
• Taxable loss: −$3,983
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $1,783/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

Amenities D- Commute D- Cost of living B Crime C+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 14,283
• Household income: $87,385
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 644.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 49% Black 27% Asian 16% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Scotch-Irish 3% Slovak 2%
• Foreign-born: 12% · China, Canada, Philippines
• Languages at home: 82% English-only · Chinese 9% Other Asian/Pacific 3% Other Indo-European 2%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -482.68%
• Current HPI: 255.4778
• Rent YoY: ▲ 6.64%
• 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

+96.1% since first listed

2 events — show timeline

• 2026-06-04 Coming Soon $280,000 MARIS as Distributed by MLS Grid
• 2006-01-18 Sold (Public Records) $142,750 Public Records

Property tax history

+1.9%/yr

Latest (2022): $2,254 · +1.0% YoY. Source: county tax records.