1032 Veronica Ave · St. Louis, MO 63147

$61,900

None bd · 2.0 ba · 2,000 sqft · MultiFamily public records · 26 Days on market

Built 1925 4,051 sqft lot Est $122k · 49% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

2 Family flat with 4-2-1 each unit. Do not disturb 2nd floor Tenant. Must have accepted contract to view 2nd floor. Property sold AS IS, Seller will not make any repairs. Newer A/C unit and Water heater 1st floor unit. Long term sect 8 tenant on secord floor. All inspections are for buyer's info. DO NOT SEND AGENT INSPECTION REPORT. 1st floor unit vacant SUPRA on handrail front porch.

Key facts

• Newer a/c unit
• 4,051 sq ft lot
• Built 1925

Tags

• NEWER A/C UNIT
• WATER HEATER 1ST FLOOR UNIT

Property features AI

Finance

• Other: Living area reported as 2000 (assessor)

Exterior

• Parking: No carport spaces
• Utilities: Public water
• Home design: Residential income property (2–4 units); Two total units
• Construction: Brick construction; Stone foundation
• Exterior features: Public water

Interior

• Bedrooms: Bedrooms located on main and upper levels
• Flooring: Hardwood
• Bathrooms: Bathrooms located on main and upper levels
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood flooring; Full basement

🏷️ Possibly a rental listed for sale. The $61,900 price doesn't fit this home's estimated sale value (~$122,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $62k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $692/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.
• Cap rate 33.1% 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: Earl Nance Sr. Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 321 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: 57 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,242/mo this rent would consume 65% of the median local household income ($41k/yr) (locally 418% 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 $428 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $60,971 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.62% ✓
• Cap rate: 33.13%
• Cash-on-cash: 95.83%
• DSCR: 5.26
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $122,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8647 N Broadway	0.33mi	6/4.0	2,184 (+9%)	10mo	$133,000	$61	52

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: 96.7%
• Equity multiple: 5.51×
• Total profit: $78,135
• Equity at exit: $9,229

10-year hold

• IRR: 99.4%
• Equity multiple: 11.48×
• Total profit: $181,590
• Equity at exit: $5,352

Cash invested: $17,332 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,242 high
• Mortgage (P&I): −$325
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $1,384

Break-even live

Break-even rent $490

Max offer price $61,900

Occupancy floor 33%

Sensitivity live

Price	-10% $1,419	-5% $1,402	+0% $1,384	+5% $1,367	+10% $1,349
Rent	-10% $1,207	-5% $1,296	+0% $1,384	+5% $1,473	+10% $1,561
Rate	-1.0pp $1,415	-0.5pp $1,400	base $1,384	+0.5pp $1,368	+1.0pp $1,352

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,242
Total (2 units)			$2,242

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: $15,475
• Closing costs: $1,857
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5664 Hamilton Ave Saint Louis, MO	2.0	2.0	1700	$1,600	$0.94	45d	1	1.40mi
44 Jendale Ct Saint Louis, MO	2.0	2.0	1820	$1,350	$0.74	25d	1	1.46mi

Listing history 15 events

1. 2026-06-21
   days on market $61,900 Active 26 DOM
2. 2026-06-18
   days on market $61,900 Active 23 DOM
3. 2026-06-17
   days on market $61,900 Active 22 DOM
4. 2026-06-16
   days on market $61,900 Active 21 DOM
5. 2026-06-15
   days on market $61,900 Active 20 DOM
6. 2026-06-13
   pricedays on market $61,900 Active 18 DOM
7. 2026-06-09
   days on market $64,900 Active 14 DOM
8. 2026-06-08
   days on market $64,900 Active 13 DOM
9. 2026-06-07
   days on market $64,900 Active 12 DOM
10. 2026-06-05
    days on market $64,900 Active 9 DOM
11. 2026-06-03
    days on market $64,900 Active 8 DOM
12. 2026-06-02
    days on market $64,900 Active 7 DOM
13. 2026-06-01
    days on market $64,900 Active 6 DOM
14. 2026-05-31
    days on market $64,900 Active 5 DOM
15. 2026-05-26
    listed $64,900 Active

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$161/yr (+$13/mo · 36.6%)

ⓘ 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: $26,904
• − Mortgage interest: −$3,467
• − Property taxes: −$440
• − Insurance: −$310
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − Depreciation: −$1,801
• Taxable income: $16,582
• Est. tax owed @ 24.0%: −$3,980
• After-tax cash flow: $12,630/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): 8,173
• Household income: $41,182
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 418.0

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 (92%)
• Race & ethnicity: Black 92% White 5% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -38.51%
• Current HPI: 84.224
• 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

1 event — show timeline

• 2026-05-26 Listed $64,900 MARIS as Distributed by MLS Grid

Property tax history

-1.8%/yr

Latest (2022): $440 · +0.1% YoY. Source: county tax records.