6835 Etzel Ave · University City, MO 63130

$89,500

2 bd · 1.0 ba · 887 sqft · SingleFamily public records · 88 Days on market

Built 1914 3,959 sqft lot Est $100k · 11% 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 +12.3/15.0
• 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

Kitchen now has new Shaker-style soft close cabinets! Electric range is incorporated into the wall of cabinets with new counter. Great prep and cooking space! Move-in Ready home with spacious living room, 2 true bedrooms, 9' ceilings, and lots of light. Bright kitchen with new, expansive, granite-look countertops. Covered front porch, and bonus enclosed back porch opens to large fenced yard. Close to the new Costco complex, Forest Park, and all the fun on Delmar Loop! Passed University City occupancy inspection. Tour soon! NO fault of sellers to be back on market! You have another chance on this great home.

Key facts

• Covered front porch
• Enclosed back porch
• Large fenced yard

Tags

• NEW COUNTER
• SPACIOUS LIVING ROOM
• COVERED FRONT PORCH
• ENCLOSED BACK PORCH
• LARGE FENCED YARD

Property features AI

Finance

• Financial info: Seller may consider concessions; Lease not considered
• HOA & community: Sidewalks in the community

Exterior

• Parking: No driveway; on-street parking
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable available; Natural gas connected; Electricity, sewer and water connected
• Home design: Single-family house; One story; Level, rectangular lot with concrete road frontage (30' frontage)
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built (year per public records)
• Exterior features: Covered porch; Chain-link fenced yard with backyard; Panel doors

Interior

• Kitchen: Free-standing electric oven; Refrigerator
• Bedrooms: Two bedrooms on the main level (11 x 16 and 11 x 10)
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; High ceilings; Laminate counters; Storage; Blinds, drapes and other window coverings; Double-pane insulated windows with screens and tilt-in feature
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $619 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $90k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.48%
• DSCR: 2.09
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $100,231
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6835 Etzel Ave	0.00mi	2/1.0	887 (0%)	0mo	$89,500	$101	100
1085 Pennsylvania Ave	0.23mi	2/1.0	896 (+1%)	6mo	$100,000	$112	82
7034 Corbitt Ave	0.29mi	2/1.5	870 (-2%)	4mo	$52,000	$60	78
7049 Melrose Ave	0.40mi	2/1.0	864 (-3%)	2mo	$165,000	$191	76
7028 Julian Ave	0.32mi	2/1.0	864 (-3%)	8mo	$95,500	$111	74
6914 Corbitt Ave	0.12mi	2/1.0	816 (-8%)	10mo	$125,000	$153	73
6526 Avalon Ave	0.45mi	2/1.0	930 (+5%)	1mo	$104,900	$113	71
6937 Etzel Ave	0.15mi	3/1.5 (+1)	943 (+6%)	6mo	$130,000	$138	71
7020 Corbitt Ave	0.26mi	3/1.0 (+1)	960 (+8%)	4mo	$79,000	$82	65
7048 Raymond Ave	0.42mi	3/1.0 (+1)	851 (-4%)	7mo	$129,000	$152	62
6883 Dartmouth Ave	0.44mi	2/2.0	962 (+8%)	8mo	$165,000	$172	55
6745 Vernon Ave	0.38mi	1/1.0 (-1)	1,005 (+13%)	3mo	$99,000	$99	53

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: 18.5%
• Equity multiple: 1.76×
• Total profit: $18,943
• Equity at exit: $13,345

10-year hold

• IRR: 27.3%
• Equity multiple: 3.48×
• Total profit: $62,085
• Equity at exit: $7,738

Cash invested: $25,060 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$469
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $511

Break-even live

Break-even rent $761

Max offer price $89,500

Occupancy floor 59%

Sensitivity live

Price	-10% $562	-5% $537	+0% $511	+5% $486	+10% $461
Rent	-10% $400	-5% $456	+0% $511	+5% $567	+10% $623
Rate	-1.0pp $556	-0.5pp $534	base $511	+0.5pp $488	+1.0pp $465

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1195 Belrue Ave Unit 2S St. Louis, MO	1.0	1.0	800	$795	$0.99	25d	1	0.23mi
6704 Etzel Ave Saint Louis, MO	2.0	1.0	825	$1,325	$1.61	45d	1	0.28mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	25d	1	0.29mi
6636 Etzel Ave Saint Louis, MO	3.0	1.5	1019	$1,350	$1.32	9d	1	0.32mi
6636 Etzel Ave Saint Louis, MO	3.0	2.0	1019	$1,350	$1.32	21d	1	0.32mi
6540 Avalon Ave Saint Louis, MO	2.0	1.0	696	$1,275	$1.83	0d	1	0.41mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	19d	1	0.41mi
6614 Chamberlain Ave Saint Louis, MO	3.0	2.0	1000	$1,820	$1.82	25d	1	0.49mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	25d	1	0.58mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,395	$1.42	0d	1	0.58mi
1101 Purdue Ave Unit 1112 University City, MO	2.0	1.0	650	$1,175	$1.81	5d	1	0.64mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	23d	1	0.65mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	0.68mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	5d	1	0.74mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	0d	1	0.74mi
6401 Cates Ave Saint Louis, MO	1.0	1.0	580	$1,400	$2.41	25d	1	0.75mi
6312 Cates Ave Unit 2E University City, MO	2.0	1.0	900	$1,300	$1.44	45d	1	0.80mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	5d	1	0.86mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	0d	1	0.86mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$1,756	$2.31	0d	1	0.87mi
900 Eastgate Ave Saint Louis, MO	2.0	1.0	900	$1,095	$1.22	45d	1	0.87mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	19d	1	0.91mi
6301 Delmar Blvd Unit 2NE University City, MO	1.0	1.0	525	$895	$1.70	19d	1	0.97mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,045	$1.80	0d	9	0.98mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	45d	1	0.99mi
1131 Hodiamont Ave Unit 1135-2D St. Louis, MO	3.0	1.0	840	$1,225	$1.46	45d	1	1.03mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	45d	1	1.03mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	25d	1	1.14mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	45d	1	1.18mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	5d	1	1.18mi
6043 Clemens Ave Apt 2E St. Louis, MO	2.0	1.0	1023	$1,075	$1.05	25d	1	1.19mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,204	$2.37	5d	1	1.21mi
5989 Julian Ave Unit 37 St. Louis, MO	2.0	1.0	780	$1,200	$1.54	19d	1	1.23mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	45d	1	1.26mi
6048 Washington Blvd Unit 1W St. Louis, MO	2.0	2.0	1012	$1,475	$1.46	45d	1	1.30mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,297	$1.20	0d	1	1.33mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	45d	1	1.36mi
6186 Waterman Blvd Saint Louis, MO	3.0	1.5	1100	$3,000	$2.73	4d	1	1.37mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	13d	1	1.40mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	16d	1	1.41mi

Listing history 15 events

1. 2026-05-15
   status Pending
2. 2026-05-08
   status Active
3. 2026-03-31
   status Pending
4. 2026-03-13
   price $89,500
5. 2026-02-20
   status Active
6. 2026-02-15
   historical Active Under Contract
7. 2026-01-09
   listed $94,500 Active
8. 2025-12-06
   price $94,500
9. 2025-09-25
   price $99,500
10. 2025-09-10
    price $105,000
11. 2025-09-10
    price $104,000
12. 2025-07-31
    listed $105,000 Active
13. 2001-11-13
    soldstatus $36,500
14. 2000-02-16
    soldstatus $8,700
15. 1982-10-01
    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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/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: $16,902
• − Mortgage interest: −$5,013
• − Property taxes: −$1,137
• − Insurance: −$448
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$2,604
• Taxable income: $4,996
• Est. tax owed @ 24.0%: −$1,199
• After-tax cash flow: $4,937/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

+928.7% since first listed

15 events — show timeline

• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-31 Pending — MARIS as Distributed by MLS Grid
• 2026-03-13 Price Changed $89,500 MARIS as Distributed by MLS Grid
• 2026-02-20 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-15 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-09 Listed $94,500 MARIS as Distributed by MLS Grid
• 2025-12-06 Price Changed $94,500 MARIS as Distributed by MLS Grid
• 2025-09-25 Price Changed $99,500 MARIS as Distributed by MLS Grid
• 2025-09-10 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2025-09-10 Price Changed $104,000 MARIS as Distributed by MLS Grid
• 2025-07-31 Listed $105,000 MARIS as Distributed by MLS Grid
• 2001-11-13 Sold (Public Records) $36,500 Public Records
• 2000-02-16 Sold (Public Records) $8,700 Public Records
• 1982-10-01 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2022): $1,137 · +1.0% YoY. Source: county tax records.