1101 E Parkedge Ln · University City, MO 63130

$225,000

3 bd · 2.0 ba · 1,754 sqft · SingleFamily public records · 1 Days on market

Built 1948 8,049 sqft lot Est $370k · 39% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• 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

Welcome to 1101 E Parkedge in desirable University City! This spacious 3-bedroom, 2-bath ranch-style home offers over 1,700 square feet of comfortable living space all on one level. Featuring a slab foundation and an attached 1-car garage, this home provides a functional layout with plenty of potential for homeowners or investors alike. Generous living areas, ample bedroom space, and a convenient floor plan make this property a great opportunity to add your personal touch and build equity. Conveniently located near shopping, dining, parks, and major highways. Property is being sold AS-IS! Don’t miss the chance to bring your vision to this well-located property.

Key facts

• 8,049 sq ft lot
• Garage
• Built 1948

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity available (Ameren)
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Back yard; Corner lot

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Fireplace (1); Ceiling fan(s); Central air; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (0.9% below list).
• Recommended offer: $223k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.9% 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: Jackson Park Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 268 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $222,937 (0.9% below list)

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: 0.99% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $370,094
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7368 Melrose Ave	0.32mi	3/1.5	1,787 (+2%)	0mo	$350,000	$196	80
971 Barnard College Ln	0.49mi	3/2.5	1,783 (+2%)	2mo	$424,900	$238	71
7494 Drexel Dr	0.33mi	4/2.0 (+1)	1,846 (+5%)	1mo	$339,900	$184	70
7464 Stanford Ave	0.57mi	3/1.5	1,767 (+1%)	1mo	$429,000	$243	70
7520 Drexel Dr	0.40mi	3/1.5	1,575 (-10%)	0mo	$249,900	$159	62
7424 Saleen Ct	0.29mi	3/2.0	1,500 (-14%)	2mo	$250,000	$167	61
7171 White Oak Ln	0.58mi	3/2.5	1,860 (+6%)	1mo	$319,000	$172	60
7435 Cornell Ave	0.57mi	3/1.5	1,940 (+11%)	2mo	$424,900	$219	52
7742 Burr Oak Ln	0.72mi	3/2.0	1,542 (-12%)	0mo	$324,900	$211	46
840 Wild Cherry Ln	0.73mi	4/2.5 (+1)	1,616 (-8%)	1mo	$419,900	$260	45
7354 Princeton Ave	0.65mi	3/2.5	2,011 (+15%)	1mo	$635,000	$316	42
6954 Plymouth Ave	0.58mi	2/1.0 (-1)	1,512 (-14%)	2mo	$21,100	$14	40

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-18,601
• Equity at exit: $33,548

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $10,750
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$229 /mo · $2,745/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $259

Break-even live

Break-even rent $1,902

Max offer price $225,000

Occupancy floor 83%

Sensitivity live

Price	-10% $386	-5% $322	+0% $259	+5% $195	+10% $131
Rent	-10% $83	-5% $171	+0% $259	+5% $347	+10% $435
Rate	-1.0pp $372	-0.5pp $316	base $259	+0.5pp $200	+1.0pp $141

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7330 Ahern Ave Saint Louis, MO	3.0	1.5	1872	$2,450	$1.31	44d	1	0.01mi
7205 Dorset Ave Saint Louis, MO	3.0	3.0	2337	$2,650	$1.13	44d	1	0.28mi
7227 Balson Ave Saint Louis, MO	3.0	2.0	1682	$1,650	$0.98	8d	1	0.31mi
1108 N Hanley Rd St. Louis, MO	3.0	2.0	1800	$1,795	$1.00	13d	1	0.35mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	44d	1	0.35mi
7260 Dartmouth Ave Unit 1-West University City, MO	3.0	2.0	1650	$1,795	$1.09	44d	1	0.38mi
7333 Amherst Ave Unit 1W University City, MO	3.0	1.0	1600	$2,350	$1.47	44d	1	0.42mi
7141 Dartmouth Ave University City, MO	2.0	1.0	2520	$1,395	$0.55	44d	1	0.48mi
7045 Plymouth Ave Saint Louis, MO	3.0	2.0	1532	$1,745	$1.14	12d	1	0.48mi
7125 Dartmouth Ave Saint Louis, MO	2.0	1.0	1242	$1,550	$1.25	44d	1	0.51mi
7055 Dartmouth Ave Unit 2 University City, MO	2.0	1.0	1320	$2,100	$1.59	44d	1	0.56mi
7055 Dartmouth Ave Unit 1 University City, MO	2.0	1.0	1320	$2,100	$1.59	44d	1	0.56mi
7104 Tulane Ave Saint Louis, MO	2.0	1.0	1400	$1,745	$1.25	44d	1	0.59mi
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,767	$4.12	8d	1	0.65mi
6936 Melrose Ave Saint Louis, MO	4.0	2.0	1396	$1,858	$1.33	24d	1	0.67mi
7261 Delmar Blvd University City, MO	3.0	1.0	1416	$1,950	$1.38	2d	1	0.70mi
7002 Tulane Ave Unit 2FL Saint Louis, MO	2.0	2.0	1700	$1,995	$1.17	20d	1	0.70mi
7541 Delmar Blvd Saint Louis, MO	4.0	3.0	1940	$3,295	$1.70	2d	1	0.76mi
543 N Central Ave Saint Louis, MO	2.0	1.5	1568	$3,295	$2.10	11d	1	0.88mi
7379 Pershing Ave Unit 1E Saint Louis, MO	3.0	2.0	1700	$2,295	$1.35	2d	1	0.99mi
7256 Pershing Ave Unit A University City, MO	3.0	2.0	2178	$3,795	$1.74	17d	1	1.06mi
7250 Pershing Ave Unit 1 University City, MO	3.0	2.5	2016	$3,700	$1.84	24d	1	1.07mi
7045 Pershing Ave Saint Louis, MO	4.0	1.5	2080	$3,900	$1.88	2d	1	1.17mi
7331 Forsyth Blvd Clayton, MO	3.0	2.0	1496	$2,995	$2.00	2d	1	1.33mi
7309 Forsyth Blvd Saint Louis, MO	2.0	1.0	1400	$2,000	$1.43	2d	1	1.34mi
8025 Maryland Ave Saint Louis, MO	2.0	2.0	1518	$4,795	$3.16	2d	1	1.34mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	44d	1	1.39mi
6409 Enright Ave University City, MO	3.0	1.5	1320	$2,420	$1.83	2d	2	1.42mi
603 Westgate Ave University City, MO	2.0	2.5	1290	$1,750	$1.36	44d	1	1.43mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	44d	1	1.48mi

Listing history 4 events

1. 2026-05-15
   status Pending
2. 2026-05-15
   listed Active Under Contract
3. 2026-05-08
   historical $225,000
4. 1991-07-03
   soldstatus

ⓘ 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: $2,745 · $229/mo
• Projected year-2 tax: $2,745 · $229/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 ≥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: $26,752
• − Mortgage interest: −$12,603
• − Property taxes: −$2,745
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$6,545
• Taxable loss: −$547
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $3,237/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

4 events — show timeline

• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-15 Listed — MARIS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $225,000 MARIS as Distributed by MLS Grid
• 1991-07-03 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2022): $2,745 · +1.0% YoY. Source: county tax records.