1389 Hamilton Ave · St. Louis, MO 63112

$65,000

3 bd · 1.0 ba · 1,586 sqft · SingleFamily public records · 48 Days on market

Built 1908 2,674 sqft lot $41/sqft · 20% above area Est $54k · 20% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 1 bath brick two story home close to Amherst Park. As-is and seller will make no repairs nor provide any inspections. Cash Only. Proof of funds required. Cash transactions are subject to special deed restrictions: The Grantee(s), or purchaser(s), of the Property may not re-sell, record an additional conveyance document, or otherwise transfer title to the Property within 60 days following the Grantors execution of this deed. Please allow 2-3 business days for sellers response.

Key facts

• Exposed brick
• Fenced yard
• Newer lvp

Tags

• NEWER LVP
• FRESH DECKS
• EXPOSED BRICK
• FENCED YARD

Property features AI

Finance

• Other: No pool
• Financial info: Owned by bank; Property listed in fixer condition; Seller open to considering concessions

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; Two levels
• Construction: Brick construction
• Exterior features: City lot; Lot dimensions approximately 25 x 110

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.8% 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 C — 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: Sigel Elem. Comm. Ed. Ctr. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 219 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 118 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 + 2.4% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 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 $2k; list at $65k implies a 3150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1908 — 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. 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: 2.69% ✓
• Cap rate: 24.78%
• Cash-on-cash: 66.02%
• DSCR: 3.94
• GRM: 3.1

CMA / ARV

• ARV (median comp): $54,258
• List price: $65,000
• Delta: 19.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 Rowan Ave	0.10mi	4/2.0 (+1)	1,472 (-7%)	6mo	$89,000	$60	69
6036 Horton Pl	0.74mi	2/1.0 (-1)	1,586 (0%)	0mo	$109,000	$69	60
6140 Minerva Ave	0.29mi	3/2.5	1,678 (+6%)	14mo	$174,900	$104	59
5827 Highland Ave	0.55mi	3/1.5	1,584 (-0%)	22mo	$25,000	$16	53
1366 Burd Ave	0.57mi	4/1.5 (+1)	1,620 (+2%)	15mo	$40,000	$25	50
6025 Horton Pl	0.70mi	3/2.5	1,426 (-10%)	18mo	$150,000	$105	30

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 64.6%
• Equity multiple: 3.87×
• Total profit: $52,160
• Equity at exit: $9,692

10-year hold

• IRR: 68.8%
• Equity multiple: 7.77×
• Total profit: $123,153
• Equity at exit: $5,620

Cash invested: $18,200 (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 63112

• Rents YoY: 2.4%
• Active inventory: 118
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$341
• Tax from tax record: −$12 /mo · $139/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $1,001

Break-even live

Break-even rent $480

Max offer price $65,000

Occupancy floor 38%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	43d	1	0.26mi
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	23d	1	0.35mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,795	$2.46	1d	9	0.83mi
5345 Wells Ave Unit 2ND St. Louis, MO	3.0	1.0	1127	$1,095	$0.97	23d	1	0.89mi
5804 Cates Ave Unit 2 St. Louis, MO	3.0	1.0	1500	$1,500	$1.00	4d	1	0.94mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	43d	1	0.97mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	43d	1	1.00mi
5535 Delmar Blvd St. Louis, MO	1.0–2.0	1.0–2.0	911	$1,970	$2.16	1d	14	1.20mi
629 Clara Ave Apt 26 St. Louis, MO	2.0	2.0	1155	$1,615	$1.40	43d	1	1.21mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	43d	1	1.24mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	43d	1	1.24mi
1320 Academy Ave Unit A St. Louis, MO	2.0	1.0	1600	$1,090	$0.68	43d	1	1.24mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,610	$2.80	4d	1	1.24mi
6261 Clemens Ave Saint Louis, MO	3.0	1.0	1200	$1,700	$1.42	43d	1	1.26mi
6036 Washington Blvd Apt 1W St. Louis, MO	2.0	1.0	1200	$1,350	$1.12	17d	1	1.31mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	915	$1,885	$2.06	1d	21	1.35mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	850	$1,845	$2.17	14d	21	1.35mi
5783 McPherson Ave Unit 2FL St. Louis, MO	3.0	2.0	1320	$2,550	$1.93	7d	1	1.36mi
5783 McPherson Ave Unit 1FL St. Louis, MO	2.0	2.0	1250	$1,950	$1.56	7d	1	1.36mi
6009 Kingsbury Ave Saint Louis, MO	3.0	1.0	1368	$2,000	$1.46	4d	1	1.38mi
6009 Kingsbury Ave Saint Louis, MO	2.0	1.0	1368	$1,300	$0.95	23d	1	1.38mi
6017 Kingsbury Ave Unit 2f St. Louis, MO	4.0	1.0	1500	$3,250	$2.17	17d	1	1.38mi
6017 Kingsbury Ave Unit 1F St. Louis, MO	3.0	1.0	1600	$2,700	$1.69	17d	1	1.39mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	43d	1	1.39mi
445 Clara Ave Saint Louis, MO	2.0	2.5	1188	$2,750	$2.31	43d	1	1.40mi
6409 Enright Ave University City, MO	3.0	1.5	1320	$2,420	$1.83	1d	2	1.40mi
6827 Melrose Ave Saint Louis, MO	2.0	1.0	1200	$1,300	$1.08	7d	1	1.41mi
5861 Nina Pl Apt 2W St. Louis, MO	3.0	1.0	1400	$1,750	$1.25	43d	1	1.42mi
5861 Nina Pl Unit 3W St. Louis, MO	3.0	1.0	1550	$1,750	$1.13	17d	1	1.42mi
5920 McPherson Ave Unit 1st Floor St. Louis, MO	3.0	1.0	1300	$2,550	$1.96	43d	1	1.45mi
5803 Waterman Blvd St. Louis, MO	2.0	2.0	1432	$1,850	$1.29	43d	1	1.46mi
603 Westgate Ave University City, MO	2.0	2.5	1290	$1,750	$1.36	43d	1	1.47mi
5130 Kensington Ave Unit 1 St. Louis, MO	3.0	2.0	1200	$1,245	$1.04	23d	1	1.48mi
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	43d	1	1.48mi
5223 Ashland Ave Saint Louis, MO	2.0	1.0	2200	$1,250	$0.57	43d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 48 DOM
2. 2026-06-17
   days on market $65,000 Active 47 DOM
3. 2026-06-16
   days on market $65,000 Active 46 DOM
4. 2026-06-15
   days on market $65,000 Active 45 DOM
5. 2026-06-13
   days on market $65,000 Active 43 DOM
6. 2026-06-09
   days on market $65,000 Active 39 DOM
7. 2026-06-08
   days on market $65,000 Active 38 DOM
8. 2026-06-07
   days on market $65,000 Active 37 DOM
9. 2026-06-05
   days on market $65,000 Active 34 DOM
10. 2026-06-03
    days on market $65,000 Active 33 DOM
11. 2026-06-02
    days on market $65,000 Active 32 DOM
12. 2026-06-01
    days on market $65,000 Active 31 DOM
13. 2026-05-31
    days on market $65,000 Active 30 DOM
14. 2026-05-01
    listed $65,000 Active 672-char remark
15. 2022-06-16
    soldstatus $2,000
16. 2012-06-22
    soldstatus 491-char remark

    Show marketing remark (491 chars)

    3 bedroom 1 bath brick two story home close to Amherst Park. As-is and seller will make no repairs nor provide any inspections. Cash Only. Proof of funds required. Cash transactions are subject to special deed restrictions: The Grantee(s), or purchaser(s), of the Property may not re-sell, record an additional conveyance document, or otherwise transfer title to the Property within 60 days following the Grantors execution of this deed. Please allow 2-3 business days for sellers response.

17. 2012-05-08
    listed $1,600 491-char remark

    Show marketing remark (491 chars)

    3 bedroom 1 bath brick two story home close to Amherst Park. As-is and seller will make no repairs nor provide any inspections. Cash Only. Proof of funds required. Cash transactions are subject to special deed restrictions: The Grantee(s), or purchaser(s), of the Property may not re-sell, record an additional conveyance document, or otherwise transfer title to the Property within 60 days following the Grantors execution of this deed. Please allow 2-3 business days for sellers response.

18. 2002-09-11
    soldstatus $36,800

ⓘ 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: $139 · $12/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$491/yr (+$41/mo · 352.5%)

ⓘ 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: $20,976
• − Mortgage interest: −$3,641
• − Property taxes: −$139
• − Insurance: −$325
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$1,891
• Taxable income: $11,623
• Est. tax owed @ 24.0%: −$2,790
• After-tax cash flow: $9,226/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

+76.6% since first listed

5 events — show timeline

• 2026-05-01 Listed $65,000 MARIS as Distributed by MLS Grid
• 2022-06-16 Sold (Public Records) $2,000 Public Records
• 2012-06-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-05-08 Listed $1,600 MARIS as Distributed by MLS Grid
• 2002-09-11 Sold (Public Records) $36,800 Public Records

Property tax history

-1.3%/yr

Latest (2024): $139 · +4.1% YoY. Source: county tax records.