7014 Raymond Ave · University City, MO 63130

$62,500

1 bd · 1.0 ba · 567 sqft · SingleFamily public records · 19 Days on market

Built 1930 6,451 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Discover this charming bungalow in the heart of University City, perfectly situated between Heman Park and Janet Majerus Park. Step inside and you’ll be greeted by a bright, spacious kitchen featuring abundant cabinetry and generous counter space, ideal for creating home-cooked meals and memorable gatherings. Set back on a generous lot, this home boasts one of the largest front yards in the neighborhood, perfect for outdoor enjoyment and curb appeal. The backyard is compact yet wonderfully private, creating a peaceful retreat. Nestled in a quiet, tree-lined neighborhood, you’re just moments from the vibrant Delmar Loop, with its acclaimed restaurants, shops, nightlife, and cultu

Key facts

• 6,451 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• Other: No pool (none listed); No other structures
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Has garage; Unassigned parking
• Utilities: Public water; Public sewer; Natural gas connected; Electric service (Ameren)
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Shingle roof; Concrete perimeter foundation; Built information from public records
• Exterior features: Rectangular lot; Lot dimensions approximately 50 x 129 feet

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Concrete basement; Four total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.4% 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); Brittany Woods (math 15% / reading 20%, grade F, #350 of 391 statewide, top 90%, 532 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); 163 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent is only 17% of the median local income ($86k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 5130% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $61,562 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.95% ✓
• Cap rate: 16.37%
• Cash-on-cash: 35.99%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $35,154
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6757 Schofield Pl	0.40mi	2/1.0 (+1)	642 (+13%)	18mo	$39,999	$62	39

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: 32.4%
• Equity multiple: 2.38×
• Total profit: $24,082
• Equity at exit: $9,319

10-year hold

• IRR: 39.8%
• Equity multiple: 4.84×
• Total profit: $67,245
• Equity at exit: $5,404

Cash invested: $17,500 (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: 163
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$328
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $525

Break-even live

Break-even rent $556

Max offer price $62,500

Occupancy floor 52%

Sensitivity live

Price	-10% $560	-5% $543	+0% $525	+5% $507	+10% $490
Rent	-10% $428	-5% $477	+0% $525	+5% $573	+10% $621
Rate	-1.0pp $556	-0.5pp $541	base $525	+0.5pp $509	+1.0pp $492

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Purdue Ave Unit 1112 University City, MO	2.0	1.0	650	$1,175	$1.81	6d	1	0.48mi
6540 Avalon Ave Saint Louis, MO	2.0	1.0	696	$1,275	$1.83	0d	1	0.67mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,175	$1.29	45d	1	0.88mi
6401 Cates Ave Saint Louis, MO	1.0	1.0	580	$1,400	$2.41	25d	1	1.10mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$1,418	$1.87	0d	1	1.20mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$1,295	$1.14	0d	9	1.30mi
6301 Delmar Blvd Unit 2NE University City, MO	1.0	1.0	525	$895	$1.70	19d	1	1.32mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	45d	1	1.32mi
5936 Etzel Ave Unit 5936A St. Louis, MO	1.0	1.0	500	$813	$1.63	45d	1	1.47mi

Listing history 14 events

1. 2026-06-21
   days on market $62,500 Active 19 DOM
2. 2026-06-18
   days on market $62,500 Active 16 DOM
3. 2026-06-17
   pricedays on market $62,500 Active 15 DOM
4. 2026-06-16
   days on market $64,999 Active 14 DOM
5. 2026-06-15
   days on market $64,999 Active 13 DOM
6. 2026-06-13
   days on market $64,999 Active 11 DOM
7. 2026-06-13
   pricedays on market $64,999 Active 10 DOM
8. 2026-06-09
   days on market $70,000 Active 7 DOM
9. 2026-06-08
   days on market $70,000 Active 6 DOM
10. 2026-06-07
    days on market $70,000 Active 5 DOM
11. 2026-06-05
    days on market $70,000 Active 2 DOM
12. 2026-06-03
    status $70,000 Active 1 DOM
13. 2026-06-02
    remarks 687-char remark
14. 2026-06-02
    listed $70,000 Coming Soon 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: $1,027 · $86/mo
• Projected year-2 tax: $1,027 · $86/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: $14,648
• − Mortgage interest: −$3,501
• − Property taxes: −$1,027
• − Insurance: −$312
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$1,818
• Taxable income: $5,645
• Est. tax owed @ 24.0%: −$1,355
• After-tax cash flow: $4,944/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

+34.6% since first listed

13 events — show timeline

• 2026-06-02 Coming Soon $70,000 MARIS as Distributed by MLS Grid
• 2025-03-08 Rental Removed $1,095 ZUMPER1
• 2025-02-15 Price Changed $1,095 ZUMPER1
• 2025-02-07 Listed for Rent $1,195 ZUMPER1
• 2024-09-20 Delisted — MARIS as Distributed by MLS Grid
• 2024-07-22 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2024-07-02 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2024-06-28 Price Changed $102,500 MARIS as Distributed by MLS Grid
• 2024-06-21 Listed $105,000 MARIS as Distributed by MLS Grid
• 2022-01-03 Sold (Public Records) $97,000 Public Records
• 2021-08-24 Sold (Public Records) $64,000 Public Records
• 2021-08-24 Sold (Public Records) $52,000 Public Records
• 2021-08-24 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2022): $1,027 · +1.0% YoY. Source: county tax records.