210 N 17th St #409 · St. Louis, MO 63103

$43,900

1 bd · 1.0 ba · 427 sqft · Condo · 20 Days on market

Built 1959 $600/mo HOA · 59% of rent

---

Why this score? — see what drove the D- 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Appreciation +5.3/10.0
• Rent growth +4.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Owner occupant and Public entity offers 1st 15 days Please. City Living at it's best. Downtown St. Louis Pride and Joy. Bath room Freshly painted. Perfect for the person who want to be near all the downtown attractions. Come see this beauty. Priced at a steal.

Key facts

• $600 HOA
• Built 1959
• Listed 19 days

Property features AI

Finance

• HOA & community: Blu Condominium complex HOA; Monthly association fee of $600; Association fee covers other items

Exterior

• Utilities: Electric: Other
• Home design: Condominium; One level
• Construction: Other construction materials
• Exterior features: Other lot features

Interior

• Bedrooms: One bedroom (main level)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Other heating; Central air
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $44k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $28k (35.3% below list).
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $28k (35.3% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 5.0% in St. Louis — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade D — 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: Peabody Elem. (math 5% / reading 5%, grade F, #1,072 of 1,115 statewide, top 98%, 152 students, 98% 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.2%/yr); 70 active listings in the ZIP; 1 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).

Forward outlook

• In year one you build about $596 of equity ($304 loan paydown + $292 appreciation (0.7% local appreciation)).
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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

• Watch-outs: HOA is 59% of rent; built in 1959 — 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 $28,399 (35.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 2.33% ✓
• Cap rate: 3.89%
• Cash-on-cash: -8.57%
• DSCR: 0.62
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.66% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $305
• Equity at exit: $14,225

10-year hold

• IRR: 13.5%
• Equity multiple: 3.16×
• Total profit: $26,607
• Equity at exit: $18,328

Cash invested: $12,292 (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 63103

• Home prices YoY: 0.6%
• Rents YoY: 9.2%
• Active inventory: 70
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$230
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$18
• HOA: −$600
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-88

Break-even live

Break-even rent $1,135

Max offer price $28,399

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-75	+0% $-88	+5% $-100	+10% $-113
Rent	-10% $-169	-5% $-128	+0% $-88	+5% $-47	+10% $-7
Rate	-1.0pp $-66	-0.5pp $-77	base $-88	+0.5pp $-99	+1.0pp $-111

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: $10,975
• Closing costs: $1,317
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Washington Ave St. Louis, MO	2.0	1.0–2.0	637	$1,034	$1.62	45d	1	0.42mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $43,900 Active 20 DOM
2. 2026-06-18
   days on market $43,900 Active 17 DOM
3. 2026-06-17
   days on market $43,900 Active 16 DOM
4. 2026-06-16
   days on market $43,900 Active 15 DOM
5. 2026-06-15
   days on market $43,900 Active 14 DOM
6. 2026-06-13
   days on market $43,900 Active 12 DOM
7. 2026-06-09
   days on market $43,900 Active 8 DOM
8. 2026-06-08
   days on market $43,900 Active 7 DOM
9. 2026-06-07
   days on market $43,900 Active 6 DOM
10. 2026-06-05
    days on market $43,900 Active 3 DOM
11. 2026-06-03
    days on market $43,900 Active 2 DOM
12. 2026-06-02
    remarks 40-char remark
13. 2026-06-02
    listed $43,900 Active 1 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: $574 · $48/mo
• Projected year-2 tax: $574 · $48/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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,282
• − Mortgage interest: −$2,459
• − Property taxes: −$574
• − Insurance: −$220
• − Repairs & maintenance: −$983
• − Management: −$983
• − HOA: −$7,200
• − Depreciation: −$1,277
• Taxable loss: −$1,412
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $-714/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): 8,778
• Household income: $40,943
• Rent vs Own: 82.5% rent · 17.5% own
• Severe rent burden: 960.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 43% Black 40% Asian 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 3% Arabic 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: ▲ 0.66%
• Current HPI: 116.4477
• Rent YoY: ▲ 9.20%
• 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

+46.8% since first listed

4 events — show timeline

• 2026-06-01 Listed $43,900 MARIS as Distributed by MLS Grid
• 2013-04-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-02-14 Sold (Public Records) $102,451 Public Records
• 2013-01-30 Listed $29,900 MARIS as Distributed by MLS Grid

Property tax history

-7.5%/yr

Latest (2020): $574 · +42.4% YoY. Source: county tax records.