7724 Trenton Ave · University City, MO 63130

$109,900

2 bd · 2.0 ba · 1,075 sqft · SingleFamily public records · 39 Days on market

Built 1929 7,649 sqft lot Est $119k · 8% 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 +29.6/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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 1.5-story home in University City with inviting curb appeal and a covered front entry! Inside, you’ll find neutral colors and abundant natural light that create a warm and welcoming atmosphere throughout. The home features a spacious living room that flows into an open dining area, providing a comfortable layout for both everyday living and entertaining. The kitchen includes a refrigerator and range and offers space for a breakfast table, making it a bright and functional spot for casual meals. The primary bedroom suite is conveniently located on the main floor, offering privacy and comfort. Upstairs, you’ll find two additional bedrooms and a full bathroom, providing fl

Key facts

• Open dining area
• Partial basement
• Covered front entry

Tags

• COVERED FRONT ENTRY
• SPACIOUS LIVING ROOM
• OPEN DINING AREA
• KITCHEN INCLUDES REFRIGERATOR
• PRIMARY BEDROOM SUITE
• PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 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; 20 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 $760 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.51%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $119,325
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7724 Trenton Ave	0.00mi	2/2.0	1,075 (0%)	0mo	$109,900	$102	100
7449 Trenton Ave	0.33mi	2/1.0	1,092 (+2%)	4mo	$140,000	$128	75
7504 Trenton	0.30mi	2/1.0	1,032 (-4%)	2mo	$85,000	$82	74
7530 Trenton Ave	0.24mi	3/1.0 (+1)	1,124 (+5%)	0mo	$125,000	$111	72
1243 Fairview Ave	0.48mi	3/2.0 (+1)	1,008 (-6%)	1mo	$185,000	$184	61
8305 Garfield Ave	0.59mi	2/1.0	1,014 (-6%)	2mo	$104,900	$103	58
7449 Wayne Ave	0.35mi	3/2.0 (+1)	1,212 (+13%)	2mo	$272,500	$225	56
8008 Monroe Ave	0.58mi	3/1.0 (+1)	1,138 (+6%)	3mo	$69,900	$61	52
7331 Wayne Ave	0.63mi	2/1.0	950 (-12%)	1mo	$159,900	$168	47
7952 Monroe Dr	0.62mi	2/1.0	960 (-11%)	3mo	$73,900	$77	46
1135 Wilshire Ave	0.69mi	2/1.0	962 (-10%)	1mo	$190,000	$198	45
8249 Appleton Dr	0.74mi	2/1.0	936 (-13%)	2mo	$85,000	$91	38

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $8,445
• Equity at exit: $16,386

10-year hold

• IRR: 16.8%
• Equity multiple: 2.42×
• Total profit: $43,777
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$576
• Tax from tax record: −$128 /mo · $1,539/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $398

Break-even live

Break-even rent $950

Max offer price $109,900

Occupancy floor 68%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8449 Atherton Dr St. Louis, MO	1.0–2.0	1.0	900	$1,245	$1.38	3d	2	0.23mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	4d	1	0.48mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	23d	1	0.48mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	44d	1	0.48mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	15d	1	0.50mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	16d	1	0.61mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	44d	1	0.65mi
8246 Montreal Dr Saint Louis, MO	2.0	1.0	850	$1,450	$1.71	44d	1	0.72mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	23d	1	0.72mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	44d	1	0.74mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	44d	1	0.83mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	4d	1	0.84mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	23d	1	0.96mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	12d	1	0.97mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	23d	1	1.08mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	23d	1	1.36mi
910 N McKnight Rd St. Louis, MO	2.0	2.0	1400	$2,500	$1.79	2d	1	1.43mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	18d	1	1.45mi
7254 Tulane Ave #1 University City, MO	2.0	1.0	1144	$1,600	$1.40	18d	1	1.49mi
8669 Old Towne Dr St. Louis, MO	1.0–3.0	1.0–2.0	1335	$1,602	$1.20	2d	9	1.49mi

Listing history 8 events

1. 2026-04-15
   status Pending
2. 2026-03-06
   listed $109,900 Active
3. 2022-02-23
   soldstatus $77,980
4. 2013-04-22
   soldstatus $966,000
5. 2002-07-01
   soldstatus $50,000
6. 2000-08-01
   soldstatus $10,500
7. 1997-10-27
   soldstatus
8. 1997-04-16
   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: $1,539 · $128/mo
• Projected year-2 tax: $1,539 · $128/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: $17,441
• − Mortgage interest: −$6,156
• − Property taxes: −$1,539
• − Insurance: −$550
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$3,197
• Taxable income: $3,209
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $4,004/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

+946.7% since first listed

8 events — show timeline

• 2026-04-15 Pending — MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $109,900 MARIS as Distributed by MLS Grid
• 2022-02-23 Sold (Public Records) $77,980 Public Records
• 2013-04-22 Sold (Public Records) $966,000 Public Records
• 2002-07-01 Sold (Public Records) $50,000 Public Records
• 2000-08-01 Sold (Public Records) $10,500 Public Records
• 1997-10-27 Sold (Public Records) — Public Records
• 1997-04-16 Sold (Public Records) — Public Records

Property tax history

+16.0%/yr

Latest (2022): $1,539 · +1.0% YoY. Source: county tax records.