8137 Vardaman Dr · University City, MO 63130

$130,000

2 bd · 1.5 ba · 825 sqft · SingleFamily public records · 6 Days on market

Built 1948 7,601 sqft lot $158/sqft · 8% above area Est $120k · 8% over

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Why this score? — see what drove the C- 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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +5.7/10.0
• ARV discount +3.8/15.0
• 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 MLS

2 bedroom bungalow, 1 car attached garage. Excellent opportunity! Property to be purchased in as is condition, No seller’s disclosures. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

Key facts

• Tuck under garage
• Totally remodeled
• Newer roof

Tags

• TUCK UNDER GARAGE
• TOTALLY REMODELED
• NEWER ROOF
• NEWER FRONT DECK
• HARDWOOD FLOORS
• FULL UNFINISHED BASEMENT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage with garage door opener (garage faces front); Basement parking access
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Water available
• Home design: Single-family residence; Private ownership; One level
• Construction: Brick construction
• Exterior features: Back yard; Fenced yard with vinyl privacy fencing and gate

Interior

• Kitchen: Oven; Refrigerator; Free-standing refrigerator; Gas water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Open floor plan; Storage; Wood-burning fireplace in the living room
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.8% vs local median 4.7% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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.
• Current owner paid $72k; list at $130k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1948 — 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: 1.07% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $120,015
• List price: $130,000
• Delta: 8.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8124 Braddock Dr	0.19mi	2/1.5	850 (+3%)	3mo	$90,000	$106	83
8370 Orchard Ave	0.33mi	2/2.0	864 (+5%)	6mo	$125,000	$145	69
1228 Grant Dr	0.14mi	2/1.0	900 (+9%)	8mo	$109,900	$122	69
1250 Grant Dr	0.14mi	3/1.0 (+1)	900 (+9%)	8mo	$99,900	$111	64
1437 Coolidge Dr	0.51mi	2/1.0	850 (+3%)	6mo	$139,500	$164	64
8259 Paramount Dr	0.56mi	2/1.5	850 (+3%)	7mo	$95,000	$112	63
1459 Sheridan Dr	0.58mi	2/1.5	864 (+5%)	7mo	$100,000	$116	59
8249 Appleton Dr	0.34mi	2/1.0	936 (+14%)	2mo	$85,000	$91	58
1357 N North And South Rd	0.59mi	2/1.0	864 (+5%)	6mo	$139,900	$162	57
1459 Lyndale Ave	0.59mi	2/1.0	888 (+8%)	6mo	$195,000	$220	52
1525 Westmont Pl	0.73mi	2/1.0	910 (+10%)	1mo	$89,900	$99	46
7631 Lynn Ave	0.70mi	2/1.0	912 (+10%)	8mo	$114,900	$126	41

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,793
• Equity at exit: $19,383

10-year hold

• IRR: 8.3%
• Equity multiple: 1.65×
• Total profit: $23,503
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$682
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $274

Break-even live

Break-even rent $1,048

Max offer price $130,000

Occupancy floor 75%

Sensitivity live

Price	-10% $347	-5% $311	+0% $274	+5% $237	+10% $200
Rent	-10% $164	-5% $219	+0% $274	+5% $329	+10% $384
Rate	-1.0pp $339	-0.5pp $307	base $274	+0.5pp $240	+1.0pp $206

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	17d	1	0.08mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	24d	1	0.26mi
8246 Montreal Dr Saint Louis, MO	2.0	1.0	850	$1,450	$1.71	44d	1	0.48mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	15d	1	0.54mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	44d	1	0.68mi
8449 Atherton Dr St. Louis, MO	1.0–2.0	1.0	900	$1,245	$1.38	3d	2	0.70mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	5d	1	0.70mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	24d	1	0.72mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	13d	1	0.74mi
8669 Old Towne Dr St. Louis, MO	1.0–3.0	1.0–2.0	1335	$1,602	$1.20	2d	9	0.81mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	44d	1	0.83mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	24d	1	0.92mi
8241 Delmar Blvd Apt 2E St. Louis, MO	2.0	1.0	1100	$1,175	$1.07	15d	1	1.00mi
9150 Olive Xing St. Louis, MO	1.0–2.0	1.0–2.0	1084	$3,575	$3.30	2d	3	1.01mi
8650 Kingsbridge Dr St. Louis, MO	1.0–2.0	1.0	660	$1,450	$2.20	3d	10	1.04mi
1150 N Price Rd St. Louis, MO	1.0–3.0	1.0–2.0	999	$2,758	$2.76	2d	151	1.04mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	5d	1	1.05mi
8400 Delmar Blvd St. Louis, MO	3.0	1.0–2.0	1006	$2,967	$2.95	2d	8	1.12mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	44d	1	1.16mi
1 Heartwoods Ct Unit A St. Louis, MO	2.0	1.0	850	$1,495	$1.76	15d	1	1.17mi
8342 Delcrest Dr Saint Louis, MO	1.0–3.0	1.0–2.0	1089	$2,342	$2.15	2d	16	1.19mi
8680 Delmar Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	910	$3,325	$3.65	2d	14	1.25mi
1100 Midland Blvd Saint Louis, MO	2.0	1.0	637	$1,185	$1.86	3d	2	1.31mi
1101 Purdue Ave Unit 1112 University City, MO	2.0	1.0	650	$1,175	$1.81	5d	1	1.33mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	24d	1	1.38mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	18d	1	1.43mi

Listing history 10 events

1. 2026-05-11
   status Pending 368-char remark
2. 2026-05-05
   listed $130,000 Active 368-char remark
3. 2026-05-05
   historical $130,000 368-char remark
4. 2013-06-14
   soldstatus $71,500
5. 2012-11-09
   soldstatus 300-char remark

   Show marketing remark (300 chars)

   2 bedroom bungalow, 1 car attached garage. Excellent opportunity! Property to be purchased in as is condition, No seller’s disclosures. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

6. 2012-09-26
   listed $36,500 300-char remark

   Show marketing remark (300 chars)

   2 bedroom bungalow, 1 car attached garage. Excellent opportunity! Property to be purchased in as is condition, No seller’s disclosures. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

7. 2005-04-08
   soldstatus $56,000
8. 2003-06-13
   soldstatus $64,500
9. 2000-06-19
   soldstatus
10. 1994-04-13
    soldstatus $39,898

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$158/yr (+$13/mo · 14.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $16,733
• − Mortgage interest: −$7,282
• − Property taxes: −$1,103
• − Insurance: −$650
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,782
• Taxable income: $1,238
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,988/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

+225.8% since first listed

10 events — show timeline

• 2026-05-11 Pending — MARIS as Distributed by MLS Grid
• 2026-05-05 Listed $130,000 MARIS as Distributed by MLS Grid
• 2026-05-05 Coming Soon $130,000 MARIS as Distributed by MLS Grid
• 2013-06-14 Sold (Public Records) $71,500 Public Records
• 2012-11-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-09-26 Listed $36,500 MARIS as Distributed by MLS Grid
• 2005-04-08 Sold (Public Records) $56,000 Public Records
• 2003-06-13 Sold (Public Records) $64,500 Public Records
• 2000-06-19 Sold (Public Records) — Public Records
• 1994-04-13 Sold (Public Records) $39,898 Public Records

Property tax history

+2.9%/yr

Latest (2022): $1,103 · +1.0% YoY. Source: county tax records.