7025 Julian Ave · University City, MO 63130

$139,900

4 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 18 Days on market

Built 1910 0.30 ac lot $96/sqft · 25% below area Est $186k · 25% 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this home in University City! It sits on four lots in a park-like setting. The main level features two bedrooms, a family room, and open kitchen that leads to a screened in back patio. Upstairs has two more spacious bedrooms! Would make a great fixer-upper for an end buyer, or a great addition to an investment portfolio! Property being sold as-is, seller to do no repairs.

Key facts

• 0.3 acre lot
• 2 parking spots
• Built 1910

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electric service: Ameren
• Home design: Single family residence; Residential property; Two levels
• Construction: Vinyl siding
• Exterior features: Back yard; Level lot; Many trees

Interior

• Bedrooms: 4 bedrooms total (2 on the main level, 2 on the upper level)
• Bathrooms: 1 full bathroom (main/upper levels)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Basement with concrete floor, unfinished

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.9% 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: Pershing Elem. (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 265 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 (+3.6%/yr); 162 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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: 1.40% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.80%
• DSCR: 1.84
• GRM: 5.9

CMA / ARV

• ARV (median comp): $186,374
• List price: $139,900
• Delta: -24.94%
• 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
6821 Primrose Ave	0.38mi	3/1.0 (-1)	1,344 (-8%)	2mo	$48,500	$36	63
6750 Corbitt Ave	0.47mi	3/1.5 (-1)	1,525 (+5%)	4mo	$94,900	$62	60
7346 Canton Ave	0.66mi	4/1.0	1,390 (-5%)	5mo	$183,000	$132	58
1310 Midland Dr	0.51mi	3/1.5 (-1)	1,548 (+6%)	2mo	$259,900	$168	57
6996 Robbins Ave	0.56mi	3/1.0 (-1)	1,344 (-8%)	6mo	$180,000	$134	51
6918 Dartmouth Ave	0.71mi	3/2.5 (-1)	1,434 (-2%)	3mo	$375,000	$262	50
6775 Chamberlain Ave	0.55mi	3/2.0 (-1)	1,592 (+9%)	0mo	$150,000	$94	50
6959 Dartmouth Ave	0.65mi	3/2.0 (-1)	1,331 (-9%)	2mo	$294,000	$221	45
7209 Dorset Ave	0.53mi	3/2.5 (-1)	1,666 (+14%)	4mo	$340,000	$204	37
7400 Anrose Dr	0.72mi	3/2.0 (-1)	1,300 (-11%)	4mo	$225,000	$173	36
1604 Quendo Ave	0.67mi	3/1.0 (-1)	1,248 (-14%)	5mo	$169,900	$136	35
7340 Wayne Ave	0.75mi	3/1.5 (-1)	1,266 (-13%)	6mo	$270,000	$213	31

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.45×
• Total profit: $17,638
• Equity at exit: $20,860

10-year hold

• IRR: 20.8%
• Equity multiple: 2.81×
• Total profit: $70,766
• Equity at exit: $12,096

Cash invested: $39,172 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$734
• Tax from tax record: −$144 /mo · $1,733/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $614

Break-even live

Break-even rent $1,185

Max offer price $139,900

Occupancy floor 64%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7045 Plymouth Ave Saint Louis, MO	3.0	2.0	1532	$1,745	$1.14	11d	1	0.07mi
6936 Melrose Ave Saint Louis, MO	4.0	2.0	1396	$1,858	$1.33	23d	1	0.15mi
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,767	$4.12	7d	1	0.27mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	23d	1	0.28mi
7330 Ahern Ave Saint Louis, MO	3.0	1.5	1872	$2,450	$1.31	43d	1	0.53mi
7227 Balson Ave Saint Louis, MO	3.0	2.0	1682	$1,650	$0.98	7d	1	0.60mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	43d	1	0.63mi
6636 Etzel Ave Saint Louis, MO	3.0	2.0	1019	$1,350	$1.32	19d	1	0.65mi
6636 Etzel Ave Saint Louis, MO	3.0	1.5	1019	$1,350	$1.32	7d	1	0.65mi
7260 Dartmouth Ave Unit 1-West University City, MO	3.0	2.0	1650	$1,795	$1.09	43d	1	0.69mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	17d	1	0.73mi
1108 N Hanley Rd St. Louis, MO	3.0	2.0	1800	$1,795	$1.00	12d	1	0.79mi
7333 Amherst Ave Unit 1W University City, MO	3.0	1.0	1600	$2,350	$1.47	43d	1	0.79mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	23d	1	0.81mi
6614 Chamberlain Ave Saint Louis, MO	3.0	2.0	1000	$1,820	$1.82	23d	1	0.83mi
7261 Delmar Blvd University City, MO	3.0	1.0	1416	$1,950	$1.38	1d	1	0.96mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$2,095	$2.76	1d	1	1.16mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	43d	1	1.16mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	12d	1	1.17mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	23d	1	1.19mi
6409 Enright Ave University City, MO	3.0	1.5	1320	$2,420	$1.83	1d	2	1.20mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	43d	1	1.21mi
6261 Clemens Ave Saint Louis, MO	3.0	1.0	1200	$1,700	$1.42	43d	1	1.23mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,795	$2.46	1d	9	1.31mi
7379 Pershing Ave Unit 1E Saint Louis, MO	3.0	2.0	1700	$2,295	$1.35	1d	1	1.33mi

Listing history 12 events

1. 2026-05-13
   price $139,900 805-char remark
2. 2026-05-05
   listed $150,000 Active 805-char remark
3. 2026-05-01
   historical $150,000 805-char remark
4. 2024-03-11
   soldstatus Closed 384-char remark

   Show marketing remark (384 chars)

   Check out this home in University City! It sits on four lots in a park-like setting. The main level features two bedrooms, a family room, and open kitchen that leads to a screened in back patio. Upstairs has two more spacious bedrooms! Would make a great fixer-upper for an end buyer, or a great addition to an investment portfolio! Property being sold as-is, seller to do no repairs.

5. 2024-03-11
   soldstatus Closed

   Show marketing remark (384 chars)

   Check out this home in University City! It sits on four lots in a park-like setting. The main level features two bedrooms, a family room, and open kitchen that leads to a screened in back patio. Upstairs has two more spacious bedrooms! Would make a great fixer-upper for an end buyer, or a great addition to an investment portfolio! Property being sold as-is, seller to do no repairs.

6. 2024-01-10
   historical

   Show marketing remark (384 chars)

   Check out this home in University City! It sits on four lots in a park-like setting. The main level features two bedrooms, a family room, and open kitchen that leads to a screened in back patio. Upstairs has two more spacious bedrooms! Would make a great fixer-upper for an end buyer, or a great addition to an investment portfolio! Property being sold as-is, seller to do no repairs.

7. 2024-01-09
   status Pending 384-char remark

   Show marketing remark (384 chars)

   Check out this home in University City! It sits on four lots in a park-like setting. The main level features two bedrooms, a family room, and open kitchen that leads to a screened in back patio. Upstairs has two more spacious bedrooms! Would make a great fixer-upper for an end buyer, or a great addition to an investment portfolio! Property being sold as-is, seller to do no repairs.

8. 2024-01-05
   listed $99,900 Active

   Show marketing remark (384 chars)

   Check out this home in University City! It sits on four lots in a park-like setting. The main level features two bedrooms, a family room, and open kitchen that leads to a screened in back patio. Upstairs has two more spacious bedrooms! Would make a great fixer-upper for an end buyer, or a great addition to an investment portfolio! Property being sold as-is, seller to do no repairs.

9. 2024-01-05
   listed $99,900 Active 384-char remark

   Show marketing remark (384 chars)

   Check out this home in University City! It sits on four lots in a park-like setting. The main level features two bedrooms, a family room, and open kitchen that leads to a screened in back patio. Upstairs has two more spacious bedrooms! Would make a great fixer-upper for an end buyer, or a great addition to an investment portfolio! Property being sold as-is, seller to do no repairs.

10. 2024-01-04
    historical $99,900

    Show marketing remark (384 chars)

    Check out this home in University City! It sits on four lots in a park-like setting. The main level features two bedrooms, a family room, and open kitchen that leads to a screened in back patio. Upstairs has two more spacious bedrooms! Would make a great fixer-upper for an end buyer, or a great addition to an investment portfolio! Property being sold as-is, seller to do no repairs.

11. 2024-01-04
    historical $99,900 384-char remark

    Show marketing remark (384 chars)

    Check out this home in University City! It sits on four lots in a park-like setting. The main level features two bedrooms, a family room, and open kitchen that leads to a screened in back patio. Upstairs has two more spacious bedrooms! Would make a great fixer-upper for an end buyer, or a great addition to an investment portfolio! Property being sold as-is, seller to do no repairs.

12. 1992-11-10
    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: $1,733 · $144/mo
• Projected year-2 tax: $1,733 · $144/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $23,545
• − Mortgage interest: −$7,837
• − Property taxes: −$1,733
• − Insurance: −$700
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$4,070
• Taxable income: $5,439
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $6,059/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): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

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 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 1%

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: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+40.0% since first listed

13 events — show timeline

• 2026-05-23 Pending — MARIS as Distributed by MLS Grid
• 2026-05-13 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2026-05-05 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2024-03-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-03-11 Sold (MLS) — CBORMLS
• 2024-01-10 Delisted — CBORMLS
• 2024-01-09 Pending — MARIS as Distributed by MLS Grid
• 2024-01-05 Listed $99,900 CBORMLS
• 2024-01-05 Listed $99,900 MARIS as Distributed by MLS Grid
• 2024-01-04 Coming Soon $99,900 CBORMLS
• 2024-01-04 Coming Soon $99,900 MARIS as Distributed by MLS Grid
• 1992-11-10 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2022): $1,733 · +1.0% YoY. Source: county tax records.