5332 Vernon Ave · St. Louis, MO 63112

$29,900

5 bd · 2.0 ba · 2,170 sqft · SingleFamily public records · 26 Days on market

Built 1895

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

REHABBERS REHABBERS . . TAKE A LOOK @ THIS 5 BED 3 BATH HOME LOCATED 5 MINUTES NOTH OF FOREST PARK . WEST END AREA NEEDS A COMPLETE REHAB

Key facts

• Built 1895
• Listed 26 days

Property features AI

Exterior

• Home design: Built in 1895
• Construction: Original construction completed in 1895
• Exterior features: Located in the Visitation Park neighborhood

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 78.5% 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 D — 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: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 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 (+2.4%/yr); 122 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,521/mo this rent would consume 66% of the median local household income ($46k/yr) (locally 1457% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 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 + 2.4% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1895 — 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 $29,451 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — 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. 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?
4. 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.
5. 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.
6. 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: 8.43% ✓
• Cap rate: 78.53%
• Cash-on-cash: 258.00%
• DSCR: 12.48
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $227,850
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5174 Cabanne Ave	0.29mi	6/3.0 (+1)	2,200 (+1%)	2mo	$39,900	$18	74
5168 Vernon Ave	0.28mi	4/2.0 (-1)	2,340 (+8%)	8mo	$90,000	$38	62
5156 Maple Ave	0.32mi	5/4.0	2,288 (+5%)	10mo	$250,000	$109	60
5227 Wells Ave	0.52mi	5/2.0	2,244 (+3%)	19mo	$49,000	$22	54
5473 Enright Ave	0.36mi	6/3.0 (+1)	2,145 (-1%)	22mo	$369,900	$172	54
5362 Page Blvd	0.22mi	4/2.0 (-1)	2,432 (+12%)	21mo	$64,900	$27	47
5715 Enright Ave	0.66mi	5/3.5	2,352 (+8%)	6mo	$350,000	$149	44
5747 Bartmer Ave	0.67mi	4/2.5 (-1)	2,200 (+1%)	21mo	$230,000	$105	42
5715 Clemens Ave	0.62mi	4/2.0 (-1)	2,350 (+8%)	18mo	$289,900	$123	37

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.93×
• Total profit: $108,289
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 29.17×
• Total profit: $235,801
• Equity at exit: $2,585

Cash invested: $8,372 (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 63112

• Rents YoY: 2.4%
• Active inventory: 122
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $1,800

Break-even live

Break-even rent $243

Max offer price $29,900

Occupancy floor 24%

Sensitivity live

Price	-10% $1,817	-5% $1,808	+0% $1,800	+5% $1,792	+10% $1,783
Rent	-10% $1,601	-5% $1,700	+0% $1,800	+5% $1,900	+10% $1,999
Rate	-1.0pp $1,815	-0.5pp $1,808	base $1,800	+0.5pp $1,792	+1.0pp $1,784

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Parkland Pl Unit 1 St. Louis, MO	5.0	3.0	2830	$2,700	$0.95	26d	1	0.80mi
14 Parkland Pl Saint Louis, MO	5.0	3.0	2830	$2,500	$0.88	26d	1	0.80mi
14 Parkland Pl Saint Louis, MO	5.0	3.0	2830	$2,500	$0.88	9d	1	0.80mi
14 Parkland Pl Unit NA St. Louis, MO	5.0	3.0	2830	$2,700	$0.95	46d	1	0.80mi
6017 Kingsbury Ave Unit 2f St. Louis, MO	4.0	1.0	1500	$3,250	$2.17	0d	1	1.20mi
6017 Kingsbury Ave Unit 2f St. Louis, MO	4.0	1.0	1500	$3,250	$2.17	20d	1	1.20mi

Listing history 19 events

1. 2026-06-21
   days on market $29,900 Active 26 DOM
2. 2026-06-18
   days on market $29,900 Active 23 DOM
3. 2026-06-17
   days on market $29,900 Active 22 DOM
4. 2026-06-16
   days on market $29,900 Active 21 DOM
5. 2026-06-15
   days on market $29,900 Active 20 DOM
6. 2026-06-13
   days on market $29,900 Active 18 DOM
7. 2026-06-09
   days on market $29,900 Active 14 DOM
8. 2026-06-08
   days on market $29,900 Active 13 DOM
9. 2026-06-08
   days on market $29,900 Active 12 DOM
10. 2026-06-05
    days on market $29,900 Active 9 DOM
11. 2026-06-03
    days on market $29,900 Active 8 DOM
12. 2026-06-02
    days on market $29,900 Active 7 DOM
13. 2026-06-01
    days on market $29,900 Active 6 DOM
14. 2026-06-01
    days on market $29,900 Active 5 DOM
15. 2026-05-26
    listed $29,900 Active
16. 2003-01-31
    soldstatus
17. 1999-10-26
    soldstatus
18. 1999-10-26
    soldstatus
19. 1999-07-08
    soldstatus

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $290 · $24/mo
• Expected delta: +$18/yr (+$2/mo · 6.8%)

ⓘ 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 ≥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: $30,257
• − Mortgage interest: −$1,675
• − Property taxes: −$272
• − Insurance: −$150
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − Depreciation: −$870
• Taxable income: $22,450
• Est. tax owed @ 24.0%: −$5,388
• After-tax cash flow: $16,212/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 2%

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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

5 events — show timeline

• 2026-05-26 Listed $29,900 FSBO.com
• 2003-01-31 Sold (Public Records) — Public Records
• 1999-10-26 Sold (Public Records) — Public Records
• 1999-10-26 Sold (Public Records) — Public Records
• 1999-07-08 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2024): $272 · +4.6% YoY. Source: county tax records.