4943 Genevieve Ave · St. Louis, MO 63120

$19,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 108 Days on market

Built 1915 3,750 sqft lot $24/sqft · 46% below area Est $37k · 46% under ↓ 46% since listing

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Why this score? — see what drove the C- 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 +15.0/15.0
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Key facts

• 3,750 sq ft lot
• Built 1915
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.
• Cap rate 47.5% 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 C — 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: 20 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 35% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $245 of equity ($138 loan paydown + $107 appreciation (0.5% local appreciation)).
• 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 (0.5% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $18,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.15% ✓
• Cap rate: 47.49%
• Cash-on-cash: 147.15%
• DSCR: 7.55
• GRM: 1.6

CMA / ARV

• ARV (median comp): $36,836
• List price: $19,900
• Delta: -45.98%
• 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
4527 Davison Ave	0.25mi	2/1.0	819 (+0%)	4mo	$5,000	$6	84
5037 Plover Ave	0.22mi	2/1.0	820 (+0%)	9mo	$8,000	$10	82
5000 Plover Ave	0.15mi	2/1.0	882 (+8%)	8mo	$34,900	$40	73
5021 Davison	0.17mi	2/1.0	874 (+7%)	10mo	$70,000	$80	72
5086 Arlington Ave	0.43mi	2/1.0	871 (+7%)	2mo	$24,999	$29	67
5920 Lalite Ave	0.50mi	2/1.0	760 (-7%)	4mo	$22,000	$29	62
5053 Claxton Ave	0.42mi	2/1.0	907 (+11%)	4mo	$20,000	$22	58
6133 Lillian Ave	0.60mi	2/1.0	792 (-3%)	12mo	$20,000	$25	57
5407 Genevieve Ave	0.41mi	2/1.0	920 (+13%)	5mo	$40,000	$43	56
5929 Sherry Ave	0.51mi	2/1.0	874 (+7%)	12mo	$15,000	$17	54
5922 Lillian Ave	0.50mi	2/1.0	891 (+9%)	10mo	$58,000	$65	53
5018 Geraldine Ave	0.54mi	1/1.0 (-1)	711 (-13%)	12mo	$49,999	$70	38

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

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.80×
• Total profit: $43,453
• Equity at exit: $6,321

10-year hold

• IRR: —
• Equity multiple: 18.43×
• Total profit: $97,107
• Equity at exit: $8,046

Cash invested: $5,572 (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 63120

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$104
• Tax from tax record: −$14 /mo · $164/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $683

Break-even live

Break-even rent $160

Max offer price $19,900

Occupancy floor 28%

Sensitivity live

Price	-10% $695	-5% $689	+0% $683	+5% $678	+10% $672
Rent	-10% $602	-5% $643	+0% $683	+5% $724	+10% $764
Rate	-1.0pp $693	-0.5pp $688	base $683	+0.5pp $678	+1.0pp $673

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4935 Alcott Ave Saint Louis, MO	3.0	1.0	680	$705	$1.04	16d	1	0.21mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	24d	1	0.25mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	5d	1	0.26mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	0.52mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	24d	1	0.63mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	24d	1	0.65mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	44d	1	0.70mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	0.91mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	44d	1	0.94mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	0.96mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	20d	1	0.97mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	24d	1	1.00mi
5818 Ferris Ave Saint Louis, MO	3.0	1.0	1014	$1,500	$1.48	44d	1	1.08mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	1.09mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	1.09mi
4908 W Florissant Ave Apt A St. Louis, MO	1.0	1.0	750	$695	$0.93	44d	1	1.10mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	2d	1	1.11mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	1.12mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	1.14mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	1.14mi
3720 Darby St Saint Louis, MO	2.0	1.0	960	$1,123	$1.17	44d	1	1.15mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	1.21mi
4732 W Florissant Ave Unit 2nd St. Louis, MO	1.0	1.0	600	$650	$1.08	44d	1	1.23mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	1.29mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	18d	1	1.29mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	1.30mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	1.31mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	1.36mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	1.38mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	4d	1	1.39mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	1.41mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	44d	1	1.42mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	1.44mi
4460 Bircher Blvd Saint Louis, MO	1.0	1.0	1100	$725	$0.66	11d	1	1.47mi

Listing history 16 events

1. 2026-06-15
   days on market $19,900 Active 108 DOM
2. 2026-06-13
   days on market $19,900 Active 106 DOM
3. 2026-06-09
   days on market $19,900 Active 102 DOM
4. 2026-06-08
   days on market $19,900 Active 101 DOM
5. 2026-06-08
   days on market $19,900 Active 100 DOM
6. 2026-06-05
   days on market $19,900 Active 97 DOM
7. 2026-06-03
   days on market $19,900 Active 96 DOM
8. 2026-06-02
   days on market $19,900 Active 95 DOM
9. 2026-06-01
   days on market $19,900 Active 94 DOM
10. 2026-05-31
    days on market $19,900 Active 93 DOM
11. 2026-03-04
    price $19,900
12. 2026-02-13
    listed $24,900 Active
13. 2025-08-11
    price $23,400
14. 2025-07-25
    price $29,400
15. 2025-07-10
    listed $37,100 Active
16. 1999-12-23
    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: $164 · $14/mo
• Projected year-2 tax: $193 · $16/mo
• Expected delta: +$29/yr (+$2/mo · 18.0%)

ⓘ 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: $12,297
• − Mortgage interest: −$1,115
• − Property taxes: −$164
• − Insurance: −$100
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$579
• Taxable income: $8,372
• Est. tax owed @ 24.0%: −$2,009
• After-tax cash flow: $6,190/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): 6,790
• Household income: $35,176
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 555.0

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: Predominantly Black (90%)
• Race & ethnicity: Black 90% Two or more races 7% White 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 0.54%
• Current HPI: 141.8177
• Rent YoY: —
• 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

-46.4% since first listed

6 events — show timeline

• 2026-03-04 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2026-02-13 Listed $24,900 MARIS as Distributed by MLS Grid
• 2025-08-11 Price Changed $23,400 MARIS as Distributed by MLS Grid
• 2025-07-25 Price Changed $29,400 MARIS as Distributed by MLS Grid
• 2025-07-10 Listed $37,100 MARIS as Distributed by MLS Grid
• 1999-12-23 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2024): $164 · +4.3% YoY. Source: county tax records.