4426 Carter Ave · St. Louis, MO 63115

$35,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 8 Days on market

Built 1961 7,000 sqft lot Est $60k · 41% under ↓ 51% since listing

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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
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Great opportunity for an investor! Perfect for a rental, flip, or to live in! Property being sold as-is, seller to do no repairs. This is a three bedroom home with 2 bathrooms (1 full upstairs and 1 half-bath downstairs). Has the original hardwood flooring throughout the main and the bedrooms. New lighting , electrical, paint and the kitchen has new flooring, butcher countertop and comes with all appliances. The basement is divided into two main rooms; one has a half bath in it and a designated closet space. The two rooms have new quality vinyl flooring. The windows are push out to allow fresh air to come in. Hidden is a storage room that is plumbed in with a sink and has a work shop for your crafts and hobbies. The back has a nice sized yard with a paved area for a patio set and grill. The front has a upfront parking space for up to 3 or more vehicles. You don't want to miss out on this!

Key facts

• Paved patio area
• Off street parking
• Basement

Tags

• SPACIOUS FLOOR PLAN
• EAT-IN KITCHEN
• BASEMENT
• PAVED PATIO AREA
• OFF STREET PARKING
• RENOVATION PROJECT

Property features AI

Finance

• Financial info: Annual property tax information available

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One-level home; Brick construction
• Construction: Brick construction
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Other heating and cooling features
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 28.0% 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: Ashland Elem. And Br. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 226 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 43% of the median local income ($31k/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 $242 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 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 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $35,000

Questions for the listing agent

1. Built in 1961 — 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: 3.14% ✓
• Cap rate: 27.99%
• Cash-on-cash: 77.50%
• DSCR: 4.45
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $59,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4627 Korte Ave	0.23mi	3/1.0	1,072 (-3%)	2mo	$18,100	$17	83
4246 N Taylor Ave	0.16mi	4/1.5 (+1)	1,101 (-0%)	3mo	$60,000	$54	82
4250 E Kossuth Ave	0.47mi	3/1.0	1,100 (-0%)	4mo	$70,000	$64	74
4610 Penrose St	0.32mi	3/1.5	1,053 (-5%)	3mo	$80,000	$76	73
4853 Lee Ave	0.66mi	2/1.0 (-1)	1,092 (-1%)	3mo	$29,900	$27	60
4514 Bircher Blvd	0.32mi	3/2.0	1,222 (+11%)	4mo	$30,000	$25	59
4843 Lee Ave	0.65mi	3/1.0	1,170 (+6%)	2mo	$71,500	$61	58
4533 Lexington Ave	0.70mi	3/1.0	1,175 (+6%)	3mo	$105,900	$90	54
4416 San Francisco Ave	0.54mi	2/1.5 (-1)	1,167 (+6%)	6mo	$29,900	$26	54
4430 Sexauer Ave	0.44mi	2/1.0 (-1)	1,212 (+10%)	6mo	$64,500	$53	53
4848 Calvin Ave	0.61mi	2/1.0 (-1)	1,004 (-9%)	4mo	$65,000	$65	48
4729 Margaretta Ave	0.64mi	2/1.0 (-1)	982 (-11%)	2mo	$9,900	$10	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.5%
• Equity multiple: 4.54×
• Total profit: $34,652
• Equity at exit: $5,219

10-year hold

• IRR: 81.1%
• Equity multiple: 9.38×
• Total profit: $82,131
• Equity at exit: $3,026

Cash invested: $9,800 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$184
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $633

Break-even live

Break-even rent $297

Max offer price $35,000

Occupancy floor 37%

Sensitivity live

Price	-10% $653	-5% $643	+0% $633	+5% $623	+10% $613
Rent	-10% $546	-5% $590	+0% $633	+5% $676	+10% $720
Rate	-1.0pp $651	-0.5pp $642	base $633	+0.5pp $624	+1.0pp $615

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	44d	1	0.16mi
4426 Holly Ave Unit B St. Louis, MO	2.0	1.0	1000	$1,100	$1.10	15d	1	0.26mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	17d	1	0.26mi
4223 Red Bud Ave Unit 1F St. Louis, MO	2.0	1.0	1167	$895	$0.77	44d	1	0.37mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	44d	1	0.50mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	2d	1	0.60mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	44d	1	0.60mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	44d	1	0.75mi
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	44d	1	1.16mi
5338 Claxton Ave Unit 33 St. Louis, MO	3.0	2.0	1196	$1,550	$1.30	44d	1	1.23mi
2046 Obear Ave Unit A St. Louis, MO	3.0	1.5	1456	$1,070	$0.73	44d	1	1.27mi
2002 Obear Ave St. Louis, MO	2.0	1.5	1024	$970	$0.95	5d	1	1.32mi
1906 Obear Ave #1 St. Louis, MO	2.0	1.5	1024	$970	$0.95	22d	1	1.35mi
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$800	$0.85	5d	1	1.37mi

Listing history 6 events

1. 2026-06-18
   days on market $35,000 Active 8 DOM
2. 2026-06-17
   days on market $35,000 Active 7 DOM
3. 2026-06-16
   days on market $35,000 Active 6 DOM
4. 2026-06-15
   days on market $35,000 Active 5 DOM
5. 2026-06-13
   remarks 663-char remark
6. 2026-06-13
   listed $35,000 Active 3 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: $436 · $36/mo
• Projected year-2 tax: $436 · $36/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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,175
• − Mortgage interest: −$1,961
• − Property taxes: −$436
• − Insurance: −$175
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$1,018
• Taxable income: $7,478
• Est. tax owed @ 24.0%: −$1,795
• After-tax cash flow: $5,801/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• 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

-50.7% since first listed

15 events — show timeline

• 2026-06-10 Listed $35,000 MARIS as Distributed by MLS Grid
• 2026-06-10 Coming Soon $35,000 MARIS as Distributed by MLS Grid
• 2024-01-06 Rental Removed — RENTLY
• 2023-12-22 Listed for Rent — RENTLY
• 2023-12-07 Sold (Public Records) $120,000 Public Records
• 2023-11-01 Sold (Public Records) $80,000 Public Records
• 2023-08-28 Sold (Public Records) $53,000 Public Records
• 2023-08-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-07-08 Pending — MARIS as Distributed by MLS Grid
• 2023-06-20 Delisted — MARIS as Distributed by MLS Grid
• 2023-05-26 Relisted — MARIS as Distributed by MLS Grid
• 2023-05-22 Pending — MARIS as Distributed by MLS Grid
• 2023-05-17 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2023-05-10 Listed $75,000 MARIS as Distributed by MLS Grid
• 2002-08-08 Sold (Public Records) $71,000 Public Records

Property tax history

-1.0%/yr

Latest (2024): $436 · +4.8% YoY. Source: county tax records.