5218 Lotus Ave · St. Louis, MO 63113

$115,000

3 bd · 1.0 ba · 1,588 sqft · SingleFamily public records · 22 Days on market

Built 1908 3,994 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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This 2 story brick home features 3 bedrooms and 2.5 baths. There is an enclosed porch on the rear and a one car detached garage in the back yard. This spacious home has had a few updates over the years. This home is being sold as is, no repairs will be made, and no seller closing costs will be given. This home is owner occupied. Showings are by appointment only. Please contact me at 618.541.7407 if you are interested in viewing this home. Don't miss out this home will not be on the market long.

Key facts

• 3,994 sq ft lot
• Garage
• Built 1908

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Home design: Single Family Residence
• Exterior features: Lot dimensions approximately 27 x 148; Zoned for single family residential

Interior

• Kitchen: Refrigerator; Oven
• Bedrooms: 3 total rooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas heating; Forced air heating
• Interior features: Refrigerator; Oven; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 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: Lexington Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 274 students, 99% FRL); Yeatman-Liddell Middle School (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 284 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: 58 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 (-2.1%/yr); year-one equity from $795 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 (-2.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $50k; list at $115k implies a 130% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — 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. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.30%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $31,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5237 Wabada	0.10mi	3/1.0	1,550 (-2%)	10mo	$20,000	$13	83
5232 Cote Brilliante Ave	0.07mi	2/1.0 (-1)	1,576 (-1%)	10mo	$14,900	$9	82
5071 Lotus Ave	0.13mi	3/1.0	1,734 (+9%)	14mo	$22,900	$13	67
5041 Lotus Ave	0.19mi	4/1.5 (+1)	1,500 (-6%)	10mo	$30,000	$20	66
5129 Maffitt Ave	0.32mi	4/1.0 (+1)	1,632 (+3%)	16mo	$39,900	$24	62
5069 Lotus Ave	0.14mi	4/1.5 (+1)	1,734 (+9%)	12mo	$34,700	$20	61
5379 Wabada Ave	0.29mi	3/1.5	1,400 (-12%)	6mo	$65,000	$46	60
2504 N Euclid Ave N	0.48mi	3/1.0	1,728 (+9%)	8mo	$19,900	$12	56
4743 Maffitt Ave	0.74mi	4/1.5 (+1)	1,550 (-2%)	5mo	$154,900	$100	51
1723 Marcus Ave	0.74mi	3/1.5	1,564 (-2%)	15mo	$25,000	$16	49
1366 Burd Ave	0.71mi	4/1.5 (+1)	1,620 (+2%)	15mo	$40,000	$25	44
5254 Maple Ave	0.72mi	4/2.5 (+1)	1,750 (+10%)	18mo	$65,000	$37	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.31×
• Total profit: $9,912
• Equity at exit: $21,579

10-year hold

• IRR: 15.3%
• Equity multiple: 2.35×
• Total profit: $43,573
• Equity at exit: $17,726

Cash invested: $32,200 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$603
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $384

Break-even live

Break-even rent $860

Max offer price $115,000

Occupancy floor 66%

Sensitivity live

Price	-10% $449	-5% $416	+0% $384	+5% $351	+10% $318
Rent	-10% $277	-5% $330	+0% $384	+5% $437	+10% $490
Rate	-1.0pp $442	-0.5pp $413	base $384	+0.5pp $354	+1.0pp $323

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	44d	1	0.19mi
5345 Wells Ave Unit 2ND St. Louis, MO	3.0	1.0	1127	$1,095	$0.97	24d	1	0.37mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	44d	1	0.40mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	44d	1	0.49mi
1320 Academy Ave Unit A St. Louis, MO	2.0	1.0	1600	$1,090	$0.68	44d	1	0.50mi
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	44d	1	0.65mi
5223 Ashland Ave Saint Louis, MO	2.0	1.0	2200	$1,250	$0.57	44d	1	0.65mi
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	24d	1	0.86mi
5130 Kensington Ave Unit 1 St. Louis, MO	3.0	2.0	1200	$1,245	$1.04	24d	1	0.98mi
763 Walton Ave Unit 763 St. Louis, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.10mi
625 N Euclid Ave St. Louis, MO	2.0	1.0–2.0	984	$3,120	$3.17	2d	16	1.17mi
4901 Washington Blvd Saint Louis, MO	2.0	2.0	1620	$2,500	$1.54	12d	1	1.22mi
4738 Olive St Saint Louis, MO	2.0	2.0	1413	$1,925	$1.36	24d	1	1.28mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	44d	1	1.29mi
5535 Delmar Blvd St. Louis, MO	1.0–2.0	1.0–2.0	911	$1,970	$2.16	2d	14	1.33mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	44d	1	1.34mi
5137 Waterman Blvd Apt 4 St. Louis, MO	3.0	2.0	1550	$1,700	$1.10	44d	1	1.34mi
5137 Waterman Blvd Apt 4 St. Louis, MO	3.0	2.0	1550	$1,700	$1.10	24d	1	1.34mi
401 N Euclid Ave St. Louis, MO	3.0	1.0	1025	$1,875	$1.83	2d	4	1.34mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	44d	1	1.36mi
629 Clara Ave Apt 26 St. Louis, MO	2.0	2.0	1155	$1,615	$1.40	44d	1	1.40mi
5804 Cates Ave Unit 2 St. Louis, MO	3.0	1.0	1500	$1,500	$1.00	5d	1	1.42mi
4500 Olive St Unit D St. Louis, MO	2.0	2.0	1200	$1,725	$1.44	44d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $115,000 Active 22 DOM
2. 2026-06-17
   days on market $115,000 Active 21 DOM
3. 2026-06-16
   days on market $115,000 Active 20 DOM
4. 2026-06-15
   days on market $115,000 Active 19 DOM
5. 2026-06-13
   days on market $115,000 Active 17 DOM
6. 2026-06-09
   days on market $115,000 Active 13 DOM
7. 2026-06-08
   days on market $115,000 Active 12 DOM
8. 2026-06-07
   days on market $115,000 Active 11 DOM
9. 2026-06-05
   days on market $115,000 Active 8 DOM
10. 2026-06-03
    days on market $115,000 Active 7 DOM
11. 2026-06-02
    days on market $115,000 Active 6 DOM
12. 2026-06-01
    days on market $115,000 Active 5 DOM
13. 2026-05-31
    days on market $115,000 Active 4 DOM
14. 2026-05-22
    listed $115,000 Active
15. 2023-11-04
    historical $1,100
16. 2023-10-04
    listed $1,100
17. 2022-09-12
    soldstatus $50,000
18. 2022-09-10
    status Pending 499-char remark

    Show marketing remark (499 chars)

    This 2 story brick home features 3 bedrooms and 2.5 baths. There is an enclosed porch on the rear and a one car detached garage in the back yard. This spacious home has had a few updates over the years. This home is being sold as is, no repairs will be made, and no seller closing costs will be given. This home is owner occupied. Showings are by appointment only. Please contact me at 618.541.7407 if you are interested in viewing this home. Don't miss out this home will not be on the market long.

19. 2022-09-09
    soldstatus Closed 499-char remark

    Show marketing remark (499 chars)

    This 2 story brick home features 3 bedrooms and 2.5 baths. There is an enclosed porch on the rear and a one car detached garage in the back yard. This spacious home has had a few updates over the years. This home is being sold as is, no repairs will be made, and no seller closing costs will be given. This home is owner occupied. Showings are by appointment only. Please contact me at 618.541.7407 if you are interested in viewing this home. Don't miss out this home will not be on the market long.

20. 2022-08-18
    historical Active Under Contract 499-char remark

    Show marketing remark (499 chars)

    This 2 story brick home features 3 bedrooms and 2.5 baths. There is an enclosed porch on the rear and a one car detached garage in the back yard. This spacious home has had a few updates over the years. This home is being sold as is, no repairs will be made, and no seller closing costs will be given. This home is owner occupied. Showings are by appointment only. Please contact me at 618.541.7407 if you are interested in viewing this home. Don't miss out this home will not be on the market long.

21. 2022-08-17
    listed $50,000 Active 499-char remark

    Show marketing remark (499 chars)

    This 2 story brick home features 3 bedrooms and 2.5 baths. There is an enclosed porch on the rear and a one car detached garage in the back yard. This spacious home has had a few updates over the years. This home is being sold as is, no repairs will be made, and no seller closing costs will be given. This home is owner occupied. Showings are by appointment only. Please contact me at 618.541.7407 if you are interested in viewing this home. Don't miss out this home will not be on the market long.

22. 2006-05-09
    soldstatus $89,995
23. 2003-05-05
    soldstatus
24. 2001-01-29
    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: $339 · $28/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$776/yr (+$65/mo · 228.6%)

ⓘ 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 · 20 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: $16,145
• − Mortgage interest: −$6,442
• − Property taxes: −$339
• − Insurance: −$575
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,345
• Taxable income: $2,860
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $3,917/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
• City population: 283,259
• Population (ZIP): 11,610

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: Predominantly Black (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• Rent YoY: —
• Metro: —
• 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

+27.8% since first listed

11 events — show timeline

• 2026-05-22 Listed $115,000 CBORMLS
• 2023-11-04 Rental Removed $1,100 APPFOLIO
• 2023-10-04 Listed for Rent $1,100 APPFOLIO
• 2022-09-12 Sold (Public Records) $50,000 Public Records
• 2022-09-10 Pending — MARIS as Distributed by MLS Grid
• 2022-09-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-08-18 Contingent — MARIS as Distributed by MLS Grid
• 2022-08-17 Listed $50,000 MARIS as Distributed by MLS Grid
• 2006-05-09 Sold (Public Records) $89,995 Public Records
• 2003-05-05 Sold (Public Records) — Public Records
• 2001-01-29 Sold (Public Records) — Public Records

Property tax history

-1.5%/yr

Latest (2024): $339 · +4.7% YoY. Source: county tax records.