7040 Julian Ave · University City, MO 63130

$95,900

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 4 Days on market

Built 1959 5,227 sqft lot $101/sqft · 19% below area Est $118k · 19% 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
• 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

Charming 3-bedroom, 1-bath home in the heart of University City offering character, natural light, and opportunity to make it your own. The inviting living room and dining room combo features hardwood flooring and large windows that fill the space with natural light. All three bedrooms offer hardwood flooring and overhead lighting for a bright and comfortable feel. The bathroom features ceramic tile flooring along with a ceramic tile tub surround for a clean, classic look. The kitchen has already had the ceramic tile flooring removed and is ready for your personal finishing touches and design ideas. Enjoy relaxing on the adorable covered front porch or spending time in the fenced backyard &

Key facts

• Covered front porch
• Hardwood flooring
• Fenced backyard

Tags

• COVERED FRONT PORCH
• FENCED BACKYARD
• OFF-STREET PARKING
• CERAMIC TILE TUB SURROUND
• HARDWOOD FLOORING

Property features AI

Finance

• Other: Above-grade finished area reported as 950 (per public records)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service (Ameren, single phase); Cable available
• Home design: Single-family house; One story; Private ownership
• Construction: Vinyl siding; Concrete perimeter foundation; Built (year per public records)
• Exterior features: Front porch; Awnings; Back yard fencing

Interior

• Kitchen: Gas range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air; Attic fan; Ceiling fans
• Interior features: Range hood; Gas range; Refrigerator; Hardwood flooring; Basement with concrete, daylight/lookout and bath stubbed
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Cap rate 13.6% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $663 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $95,900

Questions for the listing agent

1. Built in 1959 — 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: 1.62% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.09%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (median comp): $118,422
• List price: $95,900
• Delta: -19.02%
• 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
7020 Corbitt Ave	0.12mi	3/1.0	960 (+1%)	4mo	$79,000	$82	89
6937 Etzel Ave	0.22mi	3/1.5	943 (-1%)	6mo	$130,000	$138	82
7049 Melrose Ave	0.09mi	2/1.0 (-1)	864 (-9%)	2mo	$165,000	$191	74
7034 Plymouth Ave	0.06mi	2/1.0 (-1)	1,025 (+8%)	6mo	$160,000	$156	74
7034 Corbitt Ave	0.11mi	2/1.5 (-1)	870 (-8%)	4mo	$52,000	$60	71
6835 Etzel Ave	0.34mi	2/1.0 (-1)	887 (-7%)	0mo	$89,500	$101	68
1520 Purdue Ave	0.55mi	3/1.0	988 (+4%)	6mo	$108,000	$109	63
7331 Wayne Ave	0.74mi	2/1.0 (-1)	950 (0%)	1mo	$159,900	$168	60
1600 Bradford Ave	0.58mi	3/2.0	1,008 (+6%)	2mo	$75,000	$74	57
6526 Avalon Ave	0.74mi	2/1.0 (-1)	930 (-2%)	0mo	$104,900	$113	56
6619 Etzel Ave	0.69mi	4/1.0 (+1)	989 (+4%)	5mo	$129,000	$130	52
6736 Julian Ave	0.51mi	3/2.0	1,055 (+11%)	3mo	$139,900	$133	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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.84×
• Total profit: $22,614
• Equity at exit: $14,299

10-year hold

• IRR: 29.1%
• Equity multiple: 3.67×
• Total profit: $71,598
• Equity at exit: $8,292

Cash invested: $26,852 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$503
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $584

Break-even live

Break-even rent $813

Max offer price $95,900

Occupancy floor 57%

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	23d	1	0.08mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	23d	1	0.28mi
1101 Purdue Ave Unit 1112 University City, MO	2.0	1.0	650	$1,175	$1.81	4d	1	0.38mi
1100 Midland Blvd Saint Louis, MO	2.0	1.0	637	$1,185	$1.86	1d	2	0.41mi
6704 Etzel Ave Saint Louis, MO	2.0	1.0	825	$1,325	$1.61	43d	1	0.58mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	22d	1	0.61mi
6636 Etzel Ave Saint Louis, MO	3.0	1.5	1019	$1,350	$1.32	7d	1	0.62mi
6636 Etzel Ave Saint Louis, MO	3.0	2.0	1019	$1,350	$1.32	20d	1	0.62mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.62mi
6540 Avalon Ave Saint Louis, MO	2.0	1.0	696	$1,300	$1.87	16d	1	0.69mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	43d	1	0.70mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	17d	1	0.71mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	17d	1	0.78mi
6614 Chamberlain Ave Saint Louis, MO	3.0	2.0	1000	$1,820	$1.82	23d	1	0.79mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	23d	1	0.84mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	43d	1	0.87mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	4d	1	0.89mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	4d	1	1.03mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	4d	1	1.07mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	43d	1	1.08mi
6312 Cates Ave Unit 2E University City, MO	2.0	1.0	900	$1,300	$1.44	43d	1	1.09mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$2,095	$2.76	1d	1	1.10mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	14d	1	1.12mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	12d	1	1.15mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	4d	1	1.15mi
900 Eastgate Ave Saint Louis, MO	2.0	1.0	900	$1,095	$1.22	43d	1	1.16mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	23d	1	1.17mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,795	$2.46	1d	9	1.28mi
1131 Hodiamont Ave Unit 1135-2D St. Louis, MO	3.0	1.0	840	$1,225	$1.46	43d	1	1.33mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	43d	1	1.33mi
6043 Clemens Ave Apt 2E St. Louis, MO	2.0	1.0	1023	$1,075	$1.05	23d	1	1.49mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,610	$2.80	4d	1	1.50mi

Listing history 5 events

1. 2026-05-16
   status Pending 980-char remark
2. 2026-05-12
   listed $95,900 Active 980-char remark
3. 2026-05-12
   historical $95,900 980-char remark
4. 2023-05-25
   soldstatus
5. 1979-09-13
   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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,622
• − Mortgage interest: −$5,372
• − Property taxes: −$1,191
• − Insurance: −$480
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$2,790
• Taxable income: $5,810
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $5,612/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

+0.0% since first listed

5 events — show timeline

• 2026-05-16 Pending — MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $95,900 MARIS as Distributed by MLS Grid
• 2026-05-12 Coming Soon $95,900 MARIS as Distributed by MLS Grid
• 2023-05-25 Sold (Public Records) — Public Records
• 1979-09-13 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2022): $1,191 · +1.0% YoY. Source: county tax records.