3976 Eichelberger St · St. Louis, MO 63116

$10,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 25 Days on market

Built 1922 1,441 sqft lot $14/sqft · 93% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This bungalow cottage offers you: combo living room/dining room, 2 bedrooms, kitchen and bathroom with laminate flooring and full unfinished basement. The seller has never lived at the property. Property selling as is and all inspections are for buyers’ knowledge only. The seller will provide clear occupancy for the buyer.

Key facts

• 1,441 sq ft lot
• Built 1922
• Listed 25 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Phone available
• Home design: Single family residence; One story
• Construction: Aluminum siding
• Exterior features: Level lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Full basement

🏷️ Possibly a rental listed for sale. The $10,000 price doesn't fit this home's estimated sale value (~$141,566) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $10k).
• Recommended offer: $10k (1.5% below list) — sets the bar for market timing.
• Cap rate 82.3% vs local median 5.0% in St. Louis — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• St. Louis City (urban): math 10% / reading 18% proficiency, ranked #312 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woerner Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 362 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 261 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent is only 17% of the median local income ($61k/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 $69 of loan paydown is wiped out by about $300 of value loss. Plan a longer hold.
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $9,850 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 8.90% ✓
• Cap rate: 82.34%
• Cash-on-cash: 271.61%
• DSCR: 13.08
• GRM: 0.9

CMA / ARV

• ARV (median comp): $141,566
• List price: $10,000
• Delta: -92.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3976 Eichelberger St	0.00mi	2/1.0	720 (0%)	1mo	$10,000	$14	99
4035 Schiller Pl	0.09mi	2/1.0	762 (+6%)	2mo	$114,900	$151	84
3857 Neosho St	0.49mi	2/1.0	720 (0%)	6mo	$89,900	$125	72
4045 Walsh St	0.18mi	2/1.0	803 (+12%)	2mo	$55,635	$69	71
5231 Steffens Ave	0.17mi	2/1.0	816 (+13%)	6mo	$125,000	$153	65
4614 S 39th St	0.52mi	2/1.0	768 (+7%)	0mo	$149,800	$195	65
3931 Delor St	0.23mi	2/1.0	620 (-14%)	3mo	$89,000	$144	64
5034 Ray Ave	0.24mi	3/1.5 (+1)	800 (+11%)	1mo	$165,000	$206	62
5039 Grace Ave	0.51mi	2/1.0	792 (+10%)	0mo	$145,500	$184	60
5420 Dewey Ave	0.38mi	3/1.0 (+1)	816 (+13%)	7mo	$95,000	$116	49
3653 Taft Ave	0.71mi	1/2.0 (-1)	741 (+3%)	6mo	$109,900	$148	49
4454 S Spring Ave	0.61mi	2/1.0	816 (+13%)	4mo	$129,900	$159	46

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.72×
• Total profit: $38,418
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 31.04×
• Total profit: $84,103
• Equity at exit: $865

Cash invested: $2,800 (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 63116

• Rents YoY: 2.6%
• Active inventory: 261
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $890 high
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $634

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 24%

Sensitivity live

Price	-10% $641	-5% $637	+0% $634	+5% $630	+10% $627
Rent	-10% $563	-5% $599	+0% $634	+5% $669	+10% $704
Rate	-1.0pp $639	-0.5pp $636	base $634	+0.5pp $631	+1.0pp $629

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5625 S Grand Blvd Unit 2D St. Louis, MO	1.0	1.0	650	$840	$1.29	12d	1	0.60mi
5625 S Grand Blvd Unit 5625 St. Louis, MO	1.0	1.0	650	$840	$1.29	25d	1	0.60mi
5618 S Grand Blvd Unit 10 St. Louis, MO	1.0	1.0	600	$799	$1.33	45d	1	0.62mi
3664 Neosho St Saint Louis, MO	1.0	1.0	700	$750	$1.07	45d	1	0.64mi
4226 Neosho St Apt 4 St. Louis, MO	1.0	1.0	600	$725	$1.21	0d	1	0.65mi
4215 Neosho St Unit 101 St. Louis, MO	2.0	1.0	750	$825	$1.10	45d	1	0.65mi
4205 Ellenwood Ave Unit 202 St. Louis, MO	1.0	1.0	750	$899	$1.20	25d	1	0.67mi
4205 Ellenwood Ave Unit 102 St. Louis, MO	1.0	1.0	750	$899	$1.20	45d	1	0.68mi
4227 Ellenwood Ave Saint Louis, MO	1.0	1.0	650	$825	$1.27	18d	1	0.71mi
4231-4233 Ellenwood Ave St. Louis, MO	1.0	1.0	650	$825	$1.27	16d	1	0.72mi
4451 Grace Ave Saint Louis, MO	2.0	1.0	700	$750	$1.07	19d	1	0.77mi
5043 Alaska Ave Unit B St. Louis, MO	1.0	1.0	750	$820	$1.09	24d	1	0.79mi
5043 Alaska Ave Unit D St. Louis, MO	1.0	1.0	750	$795	$1.06	45d	1	0.79mi
4446 Itaska St Saint Louis, MO	2.0	1.0	732	$1,195	$1.63	0d	1	0.80mi
4301 S 38th St Unit 1s St. Louis, MO	1.0	1.0	686	$900	$1.31	0d	1	0.82mi
4301 S 38th St Unit 1s St. Louis, MO	1.0	1.0	686	$900	$1.31	25d	1	0.82mi
6327 S Grand Blvd Unit 1E St. Louis, MO	1.0	1.0	650	$799	$1.23	45d	1	0.82mi
3601 Holly Hills Blvd Apt 19 St. Louis, MO	2.0	1.0	700	$875	$1.25	5d	1	0.85mi
3885 Meramec St Apt 203 St. Louis, MO	1.0	1.0	700	$850	$1.21	0d	1	0.89mi
4329 S Grand Blvd Saint Louis, MO	1.0	1.0	600	$750	$1.25	45d	1	0.90mi
6244 Gravois Ave Saint Louis, MO	1.0	1.0	600	$885	$1.48	9d	1	0.94mi
4341 Morganford Rd Saint Louis, MO	1.0	1.0	750	$799	$1.07	45d	1	0.95mi
4341 Morgan Ford Rd Unit F St. Louis, MO	1.0	1.0	750	$749	$1.00	6d	1	0.95mi
3702 Meramec St Unit 1e St. Louis, MO	2.0	1.0	725	$950	$1.31	0d	1	0.96mi
3702 Meramec St Unit 1e St. Louis, MO	2.0	1.0	725	$950	$1.31	9d	1	0.96mi
4101 Dewey Ave Unit 2F St. Louis, MO	1.0	1.0	650	$775	$1.19	25d	1	0.98mi
4048 Giles Ave Apt 1S St. Louis, MO	1.0	1.0	650	$795	$1.22	16d	1	0.98mi
4617 Virginia Ave St. Louis, MO	2.0	1.0	700	$825	$1.18	25d	1	1.01mi
4617 Virginia Ave Apt F St. Louis, MO	1.0	1.0	600	$725	$1.21	45d	1	1.01mi
4192 Meramec St Unit 105 St. Louis, MO	1.0	1.0	700	$815	$1.16	45d	1	1.01mi
4192 Meramec St Unit 104 St. Louis, MO	1.0	1.0	675	$850	$1.26	45d	1	1.01mi
4192 Meramec St Unit 101 St. Louis, MO	1.0	1.0	700	$850	$1.21	22d	1	1.01mi
3255 Delor St Unit 2E St. Louis, MO	2.0	1.0	700	$895	$1.28	0d	1	1.02mi
6725 Wanda Ave Saint Louis, MO	2.0	1.0	700	$1,100	$1.57	45d	1	1.03mi
3860 Bamberger Ave Unit 3N St. Louis, MO	2.0	1.0	700	$799	$1.14	19d	1	1.06mi
510 Fassen St Unit 512 St. Louis, MO	1.0	1.0	700	$795	$1.14	0d	1	1.06mi
510 Fassen St Unit 510 St. Louis, MO	1.0	1.0	700	$850	$1.21	16d	1	1.06mi
510 Fassen St Unit 510 St. Louis, MO	1.0	1.0	700	$850	$1.21	0d	1	1.06mi
510 Fassen St Unit 512 St. Louis, MO	1.0	1.0	700	$795	$1.14	16d	1	1.06mi
6441 Gravois Ave Saint Louis, MO	1.0	1.0	700	$825	$1.18	5d	1	1.09mi

Listing history 21 events

1. 2026-04-24
   listed $10,000 Active 111-char remark
2. 2024-07-23
   soldstatus
3. 2024-05-20
   soldstatus
4. 2024-05-20
   soldstatus $97,000
5. 2024-05-10
   soldstatus Closed 331-char remark

   Show marketing remark (331 chars)

   This bungalow cottage offers you: combo living room/dining room, 2 bedrooms, kitchen and bathroom with laminate flooring and full unfinished basement. The seller has never lived at the property. Property selling as is and all inspections are for buyers’ knowledge only. The seller will provide clear occupancy for the buyer.

6. 2024-04-30
   status Pending 331-char remark

   Show marketing remark (331 chars)

   This bungalow cottage offers you: combo living room/dining room, 2 bedrooms, kitchen and bathroom with laminate flooring and full unfinished basement. The seller has never lived at the property. Property selling as is and all inspections are for buyers’ knowledge only. The seller will provide clear occupancy for the buyer.

7. 2024-04-29
   status Active 331-char remark

   Show marketing remark (331 chars)

   This bungalow cottage offers you: combo living room/dining room, 2 bedrooms, kitchen and bathroom with laminate flooring and full unfinished basement. The seller has never lived at the property. Property selling as is and all inspections are for buyers’ knowledge only. The seller will provide clear occupancy for the buyer.

8. 2024-04-17
   status Pending 331-char remark

   Show marketing remark (331 chars)

   This bungalow cottage offers you: combo living room/dining room, 2 bedrooms, kitchen and bathroom with laminate flooring and full unfinished basement. The seller has never lived at the property. Property selling as is and all inspections are for buyers’ knowledge only. The seller will provide clear occupancy for the buyer.

9. 2024-03-12
   listed $97,000 Active 331-char remark

   Show marketing remark (331 chars)

   This bungalow cottage offers you: combo living room/dining room, 2 bedrooms, kitchen and bathroom with laminate flooring and full unfinished basement. The seller has never lived at the property. Property selling as is and all inspections are for buyers’ knowledge only. The seller will provide clear occupancy for the buyer.

10. 2023-02-09
    soldstatus
11. 2020-02-18
    soldstatus $22,000
12. 2020-02-12
    soldstatus Closed

    Show marketing remark (33 chars)

    Handyman Special. Broker / Owner

13. 2020-01-03
    status Pending

    Show marketing remark (33 chars)

    Handyman Special. Broker / Owner

14. 2019-12-31
    price $29,900

    Show marketing remark (33 chars)

    Handyman Special. Broker / Owner

15. 2019-09-10
    price $33,900

    Show marketing remark (33 chars)

    Handyman Special. Broker / Owner

16. 2019-07-23
    listed $34,900 Active

    Show marketing remark (33 chars)

    Handyman Special. Broker / Owner

17. 2008-12-23
    soldstatus $12,500
18. 2005-08-10
    soldstatus $66,200
19. 2004-02-05
    soldstatus $55,000
20. 2001-03-26
    soldstatus $47,400
21. 1996-09-18
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,676
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$291
• Taxable income: $7,917
• Est. tax owed @ 24.0%: −$1,900
• After-tax cash flow: $5,705/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: St. Louis City
• NCES district ID: 2929280
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $35,685
• Composite: 11.54/100
• National rank: #9699
• State rank: #312 of 324 in MO

Livability — St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Louis, MO
• County: Saint Louis City · 254,015 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 315,737 people
• By 2030: 313,865 · -0.6%
• By 2040: 305,439 · -3.3%
• By 2050: 296,529 · -6.1%
• By 2075: 271,028 · -14.2%
• By 2100: 255,359 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 2%

Political lean MEDSL · St. Louis

• 2024 margin: Solid D (+64.7) · D 81.4% · R 16.7% · Other 2.0%
• 2008→2024 swing: -3.5pp toward R · 2008: 68.2pp · 2024: 64.7pp
• All cycles: 2024: D+64.7 2020: D+66.2 2016: D+63.7 2012: D+66.6 2008: D+68.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

-78.9% since first listed

23 events — show timeline

• 2026-06-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $10,000 MARIS as Distributed by MLS Grid
• 2024-07-23 Sold (Public Records) — Public Records
• 2024-05-20 Sold (Public Records) $97,000 Public Records
• 2024-05-20 Sold (Public Records) — Public Records
• 2024-05-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-04-30 Pending — MARIS as Distributed by MLS Grid
• 2024-04-29 Relisted — MARIS as Distributed by MLS Grid
• 2024-04-17 Pending — MARIS as Distributed by MLS Grid
• 2024-03-12 Listed $97,000 MARIS as Distributed by MLS Grid
• 2023-02-09 Sold (Public Records) — Public Records
• 2020-02-18 Sold (Public Records) $22,000 Public Records
• 2020-02-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-01-03 Pending — MARIS as Distributed by MLS Grid
• 2019-12-31 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2019-09-10 Price Changed $33,900 MARIS as Distributed by MLS Grid
• 2019-07-23 Listed $34,900 MARIS as Distributed by MLS Grid
• 2008-12-23 Sold (Public Records) $12,500 Public Records
• 2005-08-10 Sold (Public Records) $66,200 Public Records
• 2004-02-05 Sold (Public Records) $55,000 Public Records
• 2001-03-26 Sold (Public Records) $47,400 Public Records
• 1996-09-18 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2024): $966 · +5.0% YoY. Source: county tax records.