7523 Canton , Ave · University City, MO 63130

$88,000

2 bd · 1.0 ba · 938 sqft · SingleFamily public records · 9 Days on market

Built 1936 7,840 sqft lot Est $102k · 14% 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 +13.8/15.0
• 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 MLS

Charming brick bungalow located in the Meridian subdivision of University City. This single-family home features 2 bedrooms, 1 bathroom, and approximately 938 square feet of living space, situated on an 8,002 square foot lot. Built in 1936, the property offers classic architectural character with a functional single-story layout, full basement, and detached garage. Conveniently located near schools, shopping, parks, and major roadways throughout the St. Louis metro area. $100 Down FHA financing available for qualified owner-occupant buyers. All property disclosures and additional information are available on the HUD Home Store website. All offers must be submitted by a HUD-registered broker. Property is owned by the U. S. Department of Housing and Urban Development and is sold AS-IS. Equal Housing Opportunity HUD Case #292-478203

Key facts

• Near schools
• Brick bungalow
• Near shopping

Tags

• BRICK BUNGALOW
• FULL BASEMENT
• DETACHED GARAGE
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 13.5% 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: Barbara Jordan Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 310 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $608 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: built in 1936 — 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 $88,000

Questions for the listing agent

1. Built in 1936 — 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: 1.63% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.80%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $102,242
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 Westmont Pl	0.25mi	2/1.0	910 (-3%)	1mo	$89,900	$99	82
7331 Wayne Ave	0.39mi	2/1.0	950 (+1%)	1mo	$159,900	$168	79
1135 Wilshire Ave	0.52mi	2/1.0	962 (+3%)	1mo	$190,000	$198	71
7504 Trenton	0.25mi	2/1.0	1,032 (+10%)	2mo	$85,000	$82	70
7541 Ahern Ave	0.55mi	2/1.0	962 (+3%)	5mo	$185,000	$192	66
7562 Melrose Ave	0.29mi	2/1.5	1,037 (+11%)	6mo	$223,900	$216	62
7952 Monroe Dr	0.69mi	2/1.0	960 (+2%)	3mo	$73,900	$77	61
1520 Purdue Ave	0.49mi	3/1.0 (+1)	988 (+5%)	6mo	$108,000	$109	58
7724 Trenton Ave	0.36mi	2/2.0	1,075 (+15%)	0mo	$109,900	$102	54
1243 Fairview Ave	0.52mi	3/2.0 (+1)	1,008 (+8%)	1mo	$185,000	$184	53
1600 Bradford Ave	0.56mi	3/2.0 (+1)	1,008 (+8%)	2mo	$75,000	$74	51
8033 Washington St	0.55mi	2/2.0	1,024 (+9%)	5mo	$96,900	$95	50

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: 20.2%
• Equity multiple: 1.83×
• Total profit: $20,381
• Equity at exit: $13,121

10-year hold

• IRR: 28.8%
• Equity multiple: 3.64×
• Total profit: $64,931
• Equity at exit: $7,609

Cash invested: $24,640 (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: $1,430 high
• Mortgage (P&I): −$461
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $530

Break-even live

Break-even rent $760

Max offer price $88,000

Occupancy floor 58%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	23d	1	0.11mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	43d	1	0.11mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	4d	1	0.26mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	43d	1	0.34mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	14d	1	0.36mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	43d	1	0.61mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	3d	1	0.62mi
8449 Atherton Dr St. Louis, MO	1.0–2.0	1.0	900	$1,245	$1.38	2d	2	0.62mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	23d	1	0.69mi
1101 Purdue Ave Unit 1112 University City, MO	2.0	1.0	650	$1,175	$1.81	4d	1	0.73mi
1100 Midland Blvd Saint Louis, MO	2.0	1.0	637	$1,185	$1.86	1d	2	0.74mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	12d	1	0.76mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	23d	1	0.77mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	16d	1	0.78mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	23d	1	0.96mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	23d	1	0.98mi
8246 Montreal Dr Saint Louis, MO	2.0	1.0	850	$1,450	$1.71	43d	1	1.03mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	17d	1	1.10mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	1.18mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	21d	1	1.21mi
1195 Belrue Ave Unit 2S St. Louis, MO	1.0	1.0	800	$795	$0.99	23d	1	1.37mi

Listing history 9 events

1. 2026-04-28
   status Pending 841-char remark

   Show marketing remark (841 chars)

   Charming brick bungalow located in the Meridian subdivision of University City. This single-family home features 2 bedrooms, 1 bathroom, and approximately 938 square feet of living space, situated on an 8,002 square foot lot. Built in 1936, the property offers classic architectural character with a functional single-story layout, full basement, and detached garage. Conveniently located near schools, shopping, parks, and major roadways throughout the St. Louis metro area. $100 Down FHA financing available for qualified owner-occupant buyers. All property disclosures and additional information are available on the HUD Home Store website. All offers must be submitted by a HUD-registered broker. Property is owned by the U. S. Department of Housing and Urban Development and is sold AS-IS. Equal Housing Opportunity HUD Case #292-478203

2. 2026-04-24
   historical 841-char remark

   Show marketing remark (841 chars)

   Charming brick bungalow located in the Meridian subdivision of University City. This single-family home features 2 bedrooms, 1 bathroom, and approximately 938 square feet of living space, situated on an 8,002 square foot lot. Built in 1936, the property offers classic architectural character with a functional single-story layout, full basement, and detached garage. Conveniently located near schools, shopping, parks, and major roadways throughout the St. Louis metro area. $100 Down FHA financing available for qualified owner-occupant buyers. All property disclosures and additional information are available on the HUD Home Store website. All offers must be submitted by a HUD-registered broker. Property is owned by the U. S. Department of Housing and Urban Development and is sold AS-IS. Equal Housing Opportunity HUD Case #292-478203

3. 2026-03-19
   status Pending

   Show marketing remark (841 chars)

   Charming brick bungalow located in the Meridian subdivision of University City. This single-family home features 2 bedrooms, 1 bathroom, and approximately 938 square feet of living space, situated on an 8,002 square foot lot. Built in 1936, the property offers classic architectural character with a functional single-story layout, full basement, and detached garage. Conveniently located near schools, shopping, parks, and major roadways throughout the St. Louis metro area. $100 Down FHA financing available for qualified owner-occupant buyers. All property disclosures and additional information are available on the HUD Home Store website. All offers must be submitted by a HUD-registered broker. Property is owned by the U. S. Department of Housing and Urban Development and is sold AS-IS. Equal Housing Opportunity HUD Case #292-478203

4. 2026-03-19
   status Pending 841-char remark

   Show marketing remark (841 chars)

   Charming brick bungalow located in the Meridian subdivision of University City. This single-family home features 2 bedrooms, 1 bathroom, and approximately 938 square feet of living space, situated on an 8,002 square foot lot. Built in 1936, the property offers classic architectural character with a functional single-story layout, full basement, and detached garage. Conveniently located near schools, shopping, parks, and major roadways throughout the St. Louis metro area. $100 Down FHA financing available for qualified owner-occupant buyers. All property disclosures and additional information are available on the HUD Home Store website. All offers must be submitted by a HUD-registered broker. Property is owned by the U. S. Department of Housing and Urban Development and is sold AS-IS. Equal Housing Opportunity HUD Case #292-478203

5. 2026-03-11
   listed $88,000 Active 841-char remark

   Show marketing remark (841 chars)

   Charming brick bungalow located in the Meridian subdivision of University City. This single-family home features 2 bedrooms, 1 bathroom, and approximately 938 square feet of living space, situated on an 8,002 square foot lot. Built in 1936, the property offers classic architectural character with a functional single-story layout, full basement, and detached garage. Conveniently located near schools, shopping, parks, and major roadways throughout the St. Louis metro area. $100 Down FHA financing available for qualified owner-occupant buyers. All property disclosures and additional information are available on the HUD Home Store website. All offers must be submitted by a HUD-registered broker. Property is owned by the U. S. Department of Housing and Urban Development and is sold AS-IS. Equal Housing Opportunity HUD Case #292-478203

6. 2026-03-11
   listed $88,000 Active

   Show marketing remark (841 chars)

   Charming brick bungalow located in the Meridian subdivision of University City. This single-family home features 2 bedrooms, 1 bathroom, and approximately 938 square feet of living space, situated on an 8,002 square foot lot. Built in 1936, the property offers classic architectural character with a functional single-story layout, full basement, and detached garage. Conveniently located near schools, shopping, parks, and major roadways throughout the St. Louis metro area. $100 Down FHA financing available for qualified owner-occupant buyers. All property disclosures and additional information are available on the HUD Home Store website. All offers must be submitted by a HUD-registered broker. Property is owned by the U. S. Department of Housing and Urban Development and is sold AS-IS. Equal Housing Opportunity HUD Case #292-478203

7. 2026-03-11
   historical $88,000

   Show marketing remark (841 chars)

   Charming brick bungalow located in the Meridian subdivision of University City. This single-family home features 2 bedrooms, 1 bathroom, and approximately 938 square feet of living space, situated on an 8,002 square foot lot. Built in 1936, the property offers classic architectural character with a functional single-story layout, full basement, and detached garage. Conveniently located near schools, shopping, parks, and major roadways throughout the St. Louis metro area. $100 Down FHA financing available for qualified owner-occupant buyers. All property disclosures and additional information are available on the HUD Home Store website. All offers must be submitted by a HUD-registered broker. Property is owned by the U. S. Department of Housing and Urban Development and is sold AS-IS. Equal Housing Opportunity HUD Case #292-478203

8. 1988-12-01
   soldstatus
9. 1988-06-01
   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: $1,223 · $102/mo
• Projected year-2 tax: $1,223 · $102/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: $17,162
• − Mortgage interest: −$4,929
• − Property taxes: −$1,223
• − Insurance: −$440
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$2,560
• Taxable income: $5,264
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $5,094/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

9 events — show timeline

• 2026-04-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Pending — MARIS as Distributed by MLS Grid
• 2026-03-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-11 Listed $88,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-11 Listed $88,000 MARIS as Distributed by MLS Grid
• 2026-03-11 Coming Soon $88,000 MARIS as Distributed by MLS Grid
• 1988-12-01 Sold (Public Records) — Public Records
• 1988-06-01 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2022): $1,223 · +1.0% YoY. Source: county tax records.