5520 Louisiana Ave · St. Louis, MO 63111

$74,900

1 bd · 1.0 ba · 575 sqft · SingleFamily public records · 139 Days on market

Built 1928 4,260 sqft lot $130/sqft · at area comps Est $75k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.7/15.0
• 1% rule +5.6/10.0
• 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

An extraordinary home for a simple/ spartan urban lifestyle! Recently remodeled and move in ready. An affordable home for about what you would pay for a similar apartment but with the benefit of privacy and freedom to own pets. Conveniently located near Interstate 55, just minutes to Downtown St Louis and all the Cultural, Medical, Educational benefits the St Louis area has to offer. Tiny Living Style!

Key facts

• Recently remodeled
• Move in ready
• Conveniently located

Tags

• RECENTLY REMODELED
• MOVE IN READY
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($791 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $518 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.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $75k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (median comp): $75,185
• List price: $74,900
• Delta: -0.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 Fillmore St	0.32mi	1/1.0	590 (+3%)	14mo	$104,000	$176	69
313 Fillmore St	0.57mi	2/1.0 (+1)	652 (+13%)	1mo	$44,900	$69	45
3931 Delor St	0.75mi	2/1.0 (+1)	620 (+8%)	3mo	$89,000	$144	45
4461 Dewey Ave	0.75mi	1/0.5	600 (+4%)	19mo	$29,000	$48	40
3838 Neosho	0.73mi	2/1.0 (+1)	616 (+7%)	11mo	$80,000	$130	40
4903 Michigan Ave	0.56mi	1/1.0	656 (+14%)	16mo	$59,900	$91	36
4738 Minnesota Ave	0.67mi	2/1.0 (+1)	651 (+13%)	15mo	$24,900	$38	29

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,303
• Equity at exit: $11,168

10-year hold

• IRR: 8.3%
• Equity multiple: 1.64×
• Total profit: $13,360
• Equity at exit: $6,476

Cash invested: $20,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $791 high
• Mortgage (P&I): −$393
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $167

Break-even live

Break-even rent $580

Max offer price $74,900

Occupancy floor 74%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5618 S Grand Blvd Unit 10 St. Louis, MO	1.0	1.0	600	$799	$1.33	43d	1	0.19mi
5043 Alaska Ave Unit B St. Louis, MO	1.0	1.0	750	$820	$1.09	21d	1	0.21mi
5043 Alaska Ave Unit D St. Louis, MO	1.0	1.0	750	$795	$1.06	43d	1	0.21mi
5625 S Grand Blvd Unit 2D St. Louis, MO	1.0	1.0	650	$840	$1.29	10d	1	0.23mi
5625 S Grand Blvd Unit 5625 St. Louis, MO	1.0	1.0	650	$840	$1.29	23d	1	0.23mi
3440 Delor St Unit 3444 Delor 2W St. Louis, MO	—	1.0	450	$575	$1.28	23d	1	0.28mi
510 Fassen St Unit 512 St. Louis, MO	1.0	1.0	700	$795	$1.14	14d	1	0.30mi
510 Fassen St Unit 510 St. Louis, MO	1.0	1.0	700	$850	$1.21	14d	1	0.30mi
3608 Delor St Apt C St. Louis, MO	—	1.0	700	$850	$1.21	43d	1	0.35mi
5507 Louisiana 2nd fl St. Louis, MO	1.0	1.0	705	$795	$1.13	43d	1	0.35mi
440 Eichelberger St Saint Louis, MO	2.0	1.0	750	$850	$1.13	3d	1	0.36mi
5305 S Compton Ave St. Louis, MO	2.0	1.0	750	$825	$1.10	43d	1	0.37mi
329 Eichelberger St Unit D St. Louis, MO	1.0	1.0	550	$899	$1.63	43d	1	0.46mi
329 Eichelberger St Unit A St. Louis, MO	1.0	1.0	550	$890	$1.62	23d	1	0.46mi
4617 Virginia Ave St. Louis, MO	2.0	1.0	700	$825	$1.18	23d	1	0.54mi
4617 Virginia Ave Apt F St. Louis, MO	1.0	1.0	600	$725	$1.21	43d	1	0.54mi
218-220 Bellerive Blvd Unit 218 St. Louis, MO	1.0	1.0	550	$725	$1.32	12d	1	0.57mi
6327 S Grand Blvd Unit 1E St. Louis, MO	1.0	1.0	650	$799	$1.23	43d	1	0.58mi
3601 Holly Hills Blvd Apt 19 St. Louis, MO	2.0	1.0	700	$875	$1.25	3d	1	0.59mi
3664 Neosho St Saint Louis, MO	1.0	1.0	700	$750	$1.07	43d	1	0.60mi
120 Bellerive Blvd Saint Louis, MO	1.0	1.0	700	$795	$1.14	43d	1	0.62mi
112 Bellerive Blvd Saint Louis, MO	1.0	1.0	700	$795	$1.14	43d	1	0.63mi
4752 Pennsylvania Ave Unit 4754 St. Louis, MO	1.0	1.0	700	$725	$1.04	7d	1	0.70mi
4451 Grace Ave Saint Louis, MO	2.0	1.0	700	$750	$1.07	17d	1	0.71mi
4838 S Broadway Unit C St. Louis, MO	2.0	1.0	750	$900	$1.20	20d	1	0.77mi
4838 S Broadway Unit B St. Louis, MO	2.0	1.0	750	$900	$1.20	4d	1	0.77mi
4718-4720 Nebraska Ave Unit 1 St. Louis, MO	1.0	1.0	650	$695	$1.07	23d	1	0.78mi
4329 S Grand Blvd Saint Louis, MO	1.0	1.0	600	$750	$1.25	43d	1	0.80mi
4508 Pennsylvania Ave Unit 2N St. Louis, MO	1.0	1.0	750	$740	$0.99	43d	1	0.86mi
4508 Pennsylvania Ave Unit 2N St. Louis, MO	1.0	1.0	750	$740	$0.99	23d	1	0.86mi
3543 Bingham Ave Unit 3539 Bingham 206 St. Louis, MO	—	1.0	462	$750	$1.62	43d	1	0.86mi
4528 Nebraska Ave Unit 104 St. Louis, MO	1.0	1.0	750	$950	$1.27	23d	1	0.88mi
4305 Virginia Ave Unit 204 St. Louis, MO	1.0	1.0	646	$785	$1.22	14d	1	0.89mi
4255 Virginia Ave Unit 206 St. Louis, MO	1.0	1.0	506	$750	$1.48	43d	1	0.91mi
4301 S 38th St Unit 1s St. Louis, MO	1.0	1.0	686	$900	$1.31	23d	1	0.94mi
3702 Meramec St Unit 1e St. Louis, MO	2.0	1.0	725	$950	$1.31	7d	1	0.98mi
4101 Dewey Ave Unit 2F St. Louis, MO	1.0	1.0	650	$775	$1.19	23d	1	1.04mi
4048 Giles Ave Apt 1S St. Louis, MO	1.0	1.0	650	$795	$1.22	14d	1	1.11mi
7320 Vermont Ave Unit 2nd St. Louis, MO	1.0	1.0	710	$750	$1.06	43d	1	1.19mi
3954 S Grand Blvd Unit 3523 Osage 2E St. Louis, MO	—	1.0	600	$595	$0.99	43d	1	1.21mi

Listing history 17 events

1. 2026-06-18
   days on market $74,900 Active 139 DOM
2. 2026-06-17
   days on market $74,900 Active 138 DOM
3. 2026-06-16
   days on market $74,900 Active 137 DOM
4. 2026-06-15
   days on market $74,900 Active 136 DOM
5. 2026-06-13
   days on market $74,900 Active 134 DOM
6. 2026-06-09
   days on market $74,900 Active 130 DOM
7. 2026-06-08
   days on market $74,900 Active 129 DOM
8. 2026-06-08
   days on market $74,900 Active 128 DOM
9. 2026-06-05
   days on market $74,900 Active 125 DOM
10. 2026-06-03
    days on market $74,900 Active 124 DOM
11. 2026-06-02
    days on market $74,900 Active 123 DOM
12. 2026-06-01
    days on market $74,900 Active 122 DOM
13. 2026-05-31
    days on market $74,900 Active 121 DOM
14. 2026-03-29
    price $79,900 405-char remark

    Show marketing remark (405 chars)

    An extraordinary home for a simple/ spartan urban lifestyle! Recently remodeled and move in ready. An affordable home for about what you would pay for a similar apartment but with the benefit of privacy and freedom to own pets. Conveniently located near Interstate 55, just minutes to Downtown St Louis and all the Cultural, Medical, Educational benefits the St Louis area has to offer. Tiny Living Style!

15. 2026-01-30
    listed $89,999 Active 405-char remark

    Show marketing remark (405 chars)

    An extraordinary home for a simple/ spartan urban lifestyle! Recently remodeled and move in ready. An affordable home for about what you would pay for a similar apartment but with the benefit of privacy and freedom to own pets. Conveniently located near Interstate 55, just minutes to Downtown St Louis and all the Cultural, Medical, Educational benefits the St Louis area has to offer. Tiny Living Style!

16. 2026-01-30
    historical $89,999 405-char remark

    Show marketing remark (405 chars)

    An extraordinary home for a simple/ spartan urban lifestyle! Recently remodeled and move in ready. An affordable home for about what you would pay for a similar apartment but with the benefit of privacy and freedom to own pets. Conveniently located near Interstate 55, just minutes to Downtown St Louis and all the Cultural, Medical, Educational benefits the St Louis area has to offer. Tiny Living Style!

17. 1994-02-02
    soldstatus $18,000

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$318/yr (+$27/mo · 77.9%)

ⓘ 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: $9,496
• − Mortgage interest: −$4,196
• − Property taxes: −$408
• − Insurance: −$374
• − Repairs & maintenance: −$760
• − Management: −$760
• − Depreciation: −$2,179
• Taxable income: $819
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $1,809/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

+343.9% since first listed

4 events — show timeline

• 2026-03-29 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-01-30 Listed $89,999 MARIS as Distributed by MLS Grid
• 2026-01-30 Coming Soon $89,999 MARIS as Distributed by MLS Grid
• 1994-02-02 Sold (Public Records) $18,000 Public Records

Property tax history

+0.3%/yr

Latest (2023): $408 · +3.8% YoY. Source: county tax records.