4635 Oregon Ave · St. Louis, MO 63111

$80,000

3 bd · 2.0 ba · 2,048 sqft · SingleFamily public records · 37 Days on market

Built 1913 3,101 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Grand stairs lead you to a wide-covered porch. This 3 bedroom home features beautifully refinished pine flooring. It comes with two bonus rooms that would make great office/kids playrooms. The back sitting room could be used as an office/playroom. Lovely maple 42-inch Kitchen Cabinets, dishwasher, stove, and refrigerator. There are Two Original Maple Fireplace mantels-One in the Master Bedroom. A full walkout basement, fenced-in yard, and two off-street parking spaces. All systems are newer with High-Efficiency Furnaces. Quiet, no traffic street and alley. Stately 3 story rehab in progress 4 doors down.

Key facts

• 3,101 sq ft lot
• Built 1913
• Listed 37 days

Property features AI

Finance

• Financial info: No second mortgage indicated

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available; Natural gas available; Water available; Sewer connected
• Home design: Single-family residence; Residential property; Two levels
• Construction: Brick construction
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms (all on upper level)
• Bathrooms: 2 full bathrooms (1 full bath on main level, 1 full bath on upper level)
• Heating & cooling: No central heating listed; No central cooling listed
• Interior features: Unfinished basement; Two fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 B — 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: Monroe Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 158 students, 98% 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 runs 36% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 + 3.3% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 1913 — 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1913 — 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: 1.78% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.11%
• DSCR: 2.30
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $221,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4631 Oregon Ave	0.01mi	4/2.0 (+1)	1,874 (-8%)	8mo	$164,900	$88	74
3100 Osceola St	0.36mi	3/2.5	2,070 (+1%)	8mo	$187,900	$91	73
4312 Oregon Ave	0.42mi	4/2.0 (+1)	2,032 (-1%)	8mo	$122,000	$60	68
4244 Oregon Ave	0.48mi	3/2.0	2,028 (-1%)	11mo	$179,900	$89	67
4705 Virginia Ave	0.44mi	4/3.0 (+1)	2,044 (-0%)	5mo	$230,000	$113	66
4639 Virginia Ave	0.43mi	3/2.5	1,980 (-3%)	9mo	$215,000	$109	65
5405 Michigan Ave	0.61mi	2/1.5 (-1)	2,031 (-1%)	1mo	$149,000	$73	62
4111 California Ave	0.67mi	3/2.0	2,056 (+0%)	7mo	$174,900	$85	62
4675 Tennessee Ave	0.68mi	4/2.5 (+1)	2,048 (0%)	5mo	$299,000	$146	57
2715 Meramec St	0.61mi	4/3.0 (+1)	2,060 (+1%)	12mo	$223,000	$108	52
4608 S Grand Blvd	0.70mi	3/2.5	2,201 (+8%)	4mo	$279,000	$127	50
4259 Louisiana Ave	0.65mi	4/2.5 (+1)	2,091 (+2%)	12mo	$285,000	$136	49

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 1.99×
• Total profit: $22,065
• Equity at exit: $11,928

10-year hold

• IRR: 31.9%
• Equity multiple: 3.93×
• Total profit: $65,522
• Equity at exit: $6,917

Cash invested: $22,400 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$420
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $543

Break-even live

Break-even rent $733

Max offer price $80,000

Occupancy floor 57%

Sensitivity live

Price	-10% $589	-5% $566	+0% $543	+5% $521	+10% $498
Rent	-10% $431	-5% $487	+0% $543	+5% $599	+10% $656
Rate	-1.0pp $584	-0.5pp $564	base $543	+0.5pp $523	+1.0pp $502

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	5d	1	0.28mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	2d	1	0.45mi
4657 Idaho Ave Unit 4659 St. Louis, MO	2.0	2.0	1668	$1,295	$0.78	24d	1	0.49mi
4250 Michigan Ave Saint Louis, MO	2.0	1.0	2184	$1,200	$0.55	44d	1	0.55mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	44d	1	0.72mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	44d	1	0.74mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	18d	1	0.89mi
755 Dover Pl Saint Louis, MO	2.0	1.0	2750	$1,000	$0.36	44d	1	0.95mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	24d	1	1.01mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	21d	1	1.01mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	15d	1	1.03mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	2d	1	1.42mi
4000 Schiller Pl Saint Louis, MO	2.0	2.5	1448	$1,618	$1.12	8d	1	1.45mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	44d	1	1.46mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	18d	1	1.48mi
6730 Vermont Ave Saint Louis, MO	3.0	2.0	1534	$1,600	$1.04	15d	1	1.50mi

Listing history 19 events

1. 2026-04-29
   status Pending
2. 2026-03-23
   listed $80,000 Active
3. 2022-07-11
   soldstatus $127,000
4. 2021-09-20
   soldstatus $110,000
5. 2021-09-16
   soldstatus Closed 611-char remark

   Show marketing remark (611 chars)

   Grand stairs lead you to a wide-covered porch. This 3 bedroom home features beautifully refinished pine flooring. It comes with two bonus rooms that would make great office/kids playrooms. The back sitting room could be used as an office/playroom. Lovely maple 42-inch Kitchen Cabinets, dishwasher, stove, and refrigerator. There are Two Original Maple Fireplace mantels-One in the Master Bedroom. A full walkout basement, fenced-in yard, and two off-street parking spaces. All systems are newer with High-Efficiency Furnaces. Quiet, no traffic street and alley. Stately 3 story rehab in progress 4 doors down.

6. 2021-08-21
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Grand stairs lead you to a wide-covered porch. This 3 bedroom home features beautifully refinished pine flooring. It comes with two bonus rooms that would make great office/kids playrooms. The back sitting room could be used as an office/playroom. Lovely maple 42-inch Kitchen Cabinets, dishwasher, stove, and refrigerator. There are Two Original Maple Fireplace mantels-One in the Master Bedroom. A full walkout basement, fenced-in yard, and two off-street parking spaces. All systems are newer with High-Efficiency Furnaces. Quiet, no traffic street and alley. Stately 3 story rehab in progress 4 doors down.

7. 2021-08-15
   price $114,900 611-char remark

   Show marketing remark (611 chars)

   Grand stairs lead you to a wide-covered porch. This 3 bedroom home features beautifully refinished pine flooring. It comes with two bonus rooms that would make great office/kids playrooms. The back sitting room could be used as an office/playroom. Lovely maple 42-inch Kitchen Cabinets, dishwasher, stove, and refrigerator. There are Two Original Maple Fireplace mantels-One in the Master Bedroom. A full walkout basement, fenced-in yard, and two off-street parking spaces. All systems are newer with High-Efficiency Furnaces. Quiet, no traffic street and alley. Stately 3 story rehab in progress 4 doors down.

8. 2021-08-13
   price $119,900 611-char remark

   Show marketing remark (611 chars)

   Grand stairs lead you to a wide-covered porch. This 3 bedroom home features beautifully refinished pine flooring. It comes with two bonus rooms that would make great office/kids playrooms. The back sitting room could be used as an office/playroom. Lovely maple 42-inch Kitchen Cabinets, dishwasher, stove, and refrigerator. There are Two Original Maple Fireplace mantels-One in the Master Bedroom. A full walkout basement, fenced-in yard, and two off-street parking spaces. All systems are newer with High-Efficiency Furnaces. Quiet, no traffic street and alley. Stately 3 story rehab in progress 4 doors down.

9. 2021-08-12
   listed $115,000 Active 611-char remark

   Show marketing remark (611 chars)

   Grand stairs lead you to a wide-covered porch. This 3 bedroom home features beautifully refinished pine flooring. It comes with two bonus rooms that would make great office/kids playrooms. The back sitting room could be used as an office/playroom. Lovely maple 42-inch Kitchen Cabinets, dishwasher, stove, and refrigerator. There are Two Original Maple Fireplace mantels-One in the Master Bedroom. A full walkout basement, fenced-in yard, and two off-street parking spaces. All systems are newer with High-Efficiency Furnaces. Quiet, no traffic street and alley. Stately 3 story rehab in progress 4 doors down.

10. 2018-10-05
    price $94,900
11. 2018-10-05
    price $94,900
12. 2018-09-27
    price $97,500
13. 2018-09-27
    price $97,500
14. 2018-09-09
    price $99,900
15. 2007-08-31
    soldstatus $128,500
16. 2005-11-21
    soldstatus
17. 2005-09-07
    soldstatus $69,600
18. 2005-07-25
    soldstatus $48,000
19. 2005-06-08
    soldstatus $27,500

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $1,514 · $126/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 ≥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: $17,048
• − Mortgage interest: −$4,481
• − Property taxes: −$1,514
• − Insurance: −$400
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$2,327
• Taxable income: $5,598
• Est. tax owed @ 24.0%: −$1,344
• After-tax cash flow: $5,176/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1%

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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+190.9% since first listed

19 events — show timeline

• 2026-04-29 Pending — MARIS as Distributed by MLS Grid
• 2026-03-23 Listed $80,000 MARIS as Distributed by MLS Grid
• 2022-07-11 Sold (Public Records) $127,000 Public Records
• 2021-09-20 Sold (Public Records) $110,000 Public Records
• 2021-09-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-08-21 Pending — MARIS as Distributed by MLS Grid
• 2021-08-15 Price Changed $114,900 MARIS as Distributed by MLS Grid
• 2021-08-13 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2021-08-12 Listed $115,000 MARIS as Distributed by MLS Grid
• 2018-10-05 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2018-10-05 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2018-09-27 Price Changed $97,500 MARIS as Distributed by MLS Grid
• 2018-09-27 Price Changed $97,500 MARIS as Distributed by MLS Grid
• 2018-09-09 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2007-08-31 Sold (Public Records) $128,500 Public Records
• 2005-11-21 Sold (Public Records) — Public Records
• 2005-09-07 Sold (Public Records) $69,600 Public Records
• 2005-07-25 Sold (Public Records) $48,000 Public Records
• 2005-06-08 Sold (Public Records) $27,500 Public Records

Property tax history

+1.9%/yr

Latest (2024): $1,514 · +5.1% YoY. Source: county tax records.