7353 Virginia Ave · St. Louis, MO 63111

$89,999

3 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 31 Days on market

Built 1893 4,486 sqft lot Est $171k · 47% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Great value-add opportunity in South St. Louis! This home underwent a full renovation and offers updated finishes and strong potential. It offers a great layout with additional storage in the basement. The property has some damages that will need to be repaired in order for it to be move-in ready again. This is an excellent opportunity for investors, rehabbers, or buyers looking to build equity - Don't miss it! Being sold in AS IS condition. Seller will not make nor pay for repairs.

Key facts

• 4,486 sq ft lot
• Built 1893
• Listed 30 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Water available
• Home design: Single-family residential; One level; Vertical siding
• Construction: Vertical siding exterior; Basement constructed of block and concrete; Unfinished basement; Walk-out basement
• Exterior features: Front porch; Back yard; Few trees; Gentle sloping lot; Near public transit; Rectangular lot

Interior

• Kitchen: Dishwasher; Microwave; Electric oven; Refrigerator
• 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: Basement (unfinished) with block and concrete construction and walk-out access; Dishwasher; Microwave; Electric oven; Refrigerator; Water heater
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: Ashland Elem. And Br. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 226 students, 99% FRL); Beaumont Cte High School (math 5% / reading 5%, grade F, #517 of 521 statewide, top 100%, 236 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 32% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Risks & watch-outs

• Watch-outs: built in 1893 — 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 $87,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1893 — 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: 1.40% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.09%
• DSCR: 1.98
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $170,903
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7342 Alabama Ave	0.10mi	3/1.0	1,116 (-3%)	10mo	$94,900	$85	82
7205 Pennsylvania Ave	0.25mi	2/2.0 (-1)	1,101 (-4%)	1mo	$160,000	$145	72
7725 Ivory Ave	0.24mi	3/1.5	1,275 (+11%)	2mo	$150,000	$118	67
7300 Vermont Ave	0.10mi	2/1.5 (-1)	992 (-14%)	0mo	$199,900	$202	65
6610 Alabama Ave	0.54mi	2/1.0 (-1)	1,172 (+2%)	3mo	$145,000	$124	64
324 Hurck St	0.60mi	3/2.5	1,157 (+1%)	5mo	$165,900	$143	60
3729 Upton St	0.60mi	3/1.0	1,050 (-8%)	1mo	$181,500	$173	57
7111 S Grand Ave	0.43mi	2/2.0 (-1)	1,248 (+9%)	6mo	$225,000	$180	52
7105 S Grand Blvd	0.43mi	2/1.0 (-1)	976 (-15%)	8mo	$219,000	$224	43
510 Holly Hills Ave	0.65mi	3/1.5	1,304 (+14%)	3mo	$194,500	$149	42
3629 Blow St	0.49mi	2/2.5 (-1)	1,260 (+10%)	9mo	$235,000	$187	42
8309 Minnesota Ave	0.62mi	2/1.0 (-1)	1,292 (+13%)	8mo	$140,000	$108	39

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: 15.1%
• Equity multiple: 1.61×
• Total profit: $15,260
• Equity at exit: $13,419

10-year hold

• IRR: 23.9%
• Equity multiple: 3.09×
• Total profit: $52,583
• Equity at exit: $7,781

Cash invested: $25,200 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$472
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $464

Break-even live

Break-even rent $670

Max offer price $89,999

Occupancy floor 58%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	1d	8	0.11mi
7417 Vermont Ave Unit 103 St. Louis, MO	2.0	2.0	1069	$1,500	$1.40	14d	1	0.12mi
7614 Virginia Ave Unit 7614 St. Louis, MO	2.0	1.0	750	$750	$1.00	23d	1	0.16mi
125 Koeln Ave Saint Louis, MO	2.0	1.0	833	$1,499	$1.80	43d	1	0.20mi
807 W Courtois St Apt D St. Louis, MO	2.0	1.0	900	$925	$1.03	43d	1	0.25mi
813 W Courtois St Apt C St. Louis, MO	2.0	1.0	1000	$895	$0.90	43d	1	0.25mi
7024 Pennsylvania Ave Unit F St. Louis, MO	2.0	1.0	1081	$930	$0.86	16d	1	0.31mi
6915 Alabama Ave Unit 1st Floor St. Louis, MO	2.0	1.0	1248	$1,200	$0.96	43d	1	0.34mi
7924 Michigan Ave Unit 2F St. Louis, MO	3.0	2.0	1250	$1,195	$0.96	3d	1	0.37mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	17d	1	0.41mi
8125 Michigan Ave St. Louis, MO	1.0–2.0	1.0–2.0	797	$1,150	$1.44	14d	1	0.48mi
7851 Bandero Dr Saint Louis, MO	1.0–2.0	1.0	800	$1,100	$1.38	12d	1	0.50mi
128 Haven St Unit 2F St. Louis, MO	2.0	1.0	900	$950	$1.06	10d	1	0.52mi
6436 Idaho Ave Saint Louis, MO	2.0	1.0	1050	$995	$0.95	43d	1	0.61mi
7109 Eugene Ave Saint Louis, MO	3.0	2.0	1029	$1,495	$1.45	2d	1	0.62mi
3601 Holly Hills Blvd Apt 19 St. Louis, MO	2.0	1.0	700	$875	$1.25	3d	1	0.82mi
711 Wilmington Ave Unit NA St. Louis, MO	2.0	1.0	1051	$1,300	$1.24	43d	1	0.98mi
712 Dover Pl Unit 1FL St. Louis, MO	2.0	1.0	1100	$1,000	$0.91	43d	1	1.01mi
712 Dover Pl Saint Louis, MO	2.0	1.0	1100	$900	$0.82	43d	1	1.01mi
736 Dover Pl Unit 1F St. Louis, MO	2.0	1.0	1200	$1,395	$1.16	43d	1	1.02mi
3945 Crosby Dr Saint Louis, MO	2.0	1.0	1100	$2,083	$1.89	1d	1	1.04mi
3668 Wilmington Ave Saint Louis, MO	2.0	1.0	1214	$1,350	$1.11	43d	1	1.09mi
3641 Wilmington Ave Saint Louis, MO	2.0	1.0	1175	$1,050	$0.89	43d	1	1.10mi
3668a Wilmington Ave St. Louis, MO	2.0	1.0	1212	$1,295	$1.07	14d	1	1.10mi
207 Waller Ave Saint Louis, MO	2.0	1.0	900	$1,075	$1.19	23d	1	1.11mi
7113 Leona St Saint Louis, MO	3.0	1.0	864	$1,765	$2.04	43d	1	1.14mi
3815 Wilmington Ave Apt 2N St. Louis, MO	2.0	1.0	800	$1,095	$1.37	43d	1	1.22mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	1d	1	1.22mi
229 Horn Ave Saint Louis, MO	2.0	1.5	1301	$1,871	$1.44	1d	1	1.24mi
5707 Dewey Ave Unit 1F St. Louis, MO	2.0	1.0	1000	$1,050	$1.05	14d	1	1.25mi
709 Dammert Ave Unit Labs St. Louis, MO	2.0	1.5	800	$1,100	$1.38	43d	1	1.30mi
7428 Morganford Rd Saint Louis, MO	2.0	1.0	969	$1,500	$1.55	43d	1	1.35mi
4114 Alma Ave Saint Louis, MO	3.0	1.5	1269	$2,065	$1.63	1d	1	1.35mi
440 Eichelberger St Saint Louis, MO	2.0	1.0	750	$850	$1.13	3d	1	1.36mi
5305 S Compton Ave St. Louis, MO	2.0	1.0	750	$825	$1.10	43d	1	1.36mi
349 Lagro Ave Saint Louis, MO	3.0	1.0	1184	$1,500	$1.27	43d	1	1.39mi
336 Lagro Ave Saint Louis, MO	2.0	2.0	1340	$1,250	$0.93	43d	1	1.41mi
4075 Bowen St Saint Louis, MO	2.0	1.0	1200	$1,200	$1.00	43d	1	1.41mi
5217 S Grand Blvd Saint Louis, MO	2.0	1.0	870	$1,125	$1.29	14d	1	1.45mi
6135 Newport Ave Saint Louis, MO	2.0	1.0	960	$1,976	$2.06	1d	1	1.47mi

Listing history 35 events

1. 2026-06-18
   days on market $89,999 Active 31 DOM
2. 2026-06-17
   days on market $89,999 Active 30 DOM
3. 2026-06-16
   days on market $89,999 Active 29 DOM
4. 2026-06-15
   days on market $89,999 Active 28 DOM
5. 2026-06-13
   days on market $89,999 Active 26 DOM
6. 2026-06-09
   days on market $89,999 Active 22 DOM
7. 2026-06-08
   days on market $89,999 Active 21 DOM
8. 2026-06-07
   days on market $89,999 Active 20 DOM
9. 2026-06-05
   days on market $89,999 Active 17 DOM
10. 2026-06-03
    days on market $89,999 Active 16 DOM
11. 2026-06-02
    days on market $89,999 Active 15 DOM
12. 2026-06-01
    days on market $89,999 Active 14 DOM
13. 2026-05-31
    days on market $89,999 Active 13 DOM
14. 2026-05-19
    listed $89,999 Active
15. 2026-05-18
    historical $89,999
16. 2026-05-17
    listed $89,999 Active
17. 2026-05-17
    historical $89,999
18. 2025-08-04
    status Active
19. 2025-07-17
    status Pending
20. 2025-07-14
    price $99,900
21. 2025-07-01
    listed $109,900 Active
22. 2025-04-25
    historical
23. 2025-02-07
    status Active
24. 2025-01-13
    status Pending
25. 2024-09-23
    price $99,900
26. 2024-09-02
    price $114,000
27. 2024-04-08
    price $119,900
28. 2024-01-11
    price $129,900
29. 2023-12-25
    listed $159,900 Active
30. 2020-11-23
    soldstatus $128,000
31. 2019-03-19
    soldstatus $150,000
32. 2013-08-01
    soldstatus
33. 2013-07-30
    soldstatus
34. 2012-12-23
    listed $13,000
35. 1999-05-27
    soldstatus $37,700

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$635/yr (+$53/mo · 266.6%)

ⓘ 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 6/10 Major 7 d/yr ≥109°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: $15,085
• − Mortgage interest: −$5,041
• − Property taxes: −$238
• − Insurance: −$450
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$2,618
• Taxable income: $4,324
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $4,528/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

+138.7% since first listed

22 events — show timeline

• 2026-05-19 Listed $89,999 MARIS as Distributed by MLS Grid
• 2026-05-18 Coming Soon $89,999 MARIS as Distributed by MLS Grid
• 2026-05-17 Listed $89,999 MARIS as Distributed by MLS Grid
• 2026-05-17 Coming Soon $89,999 MARIS as Distributed by MLS Grid
• 2025-08-04 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-17 Pending — MARIS as Distributed by MLS Grid
• 2025-07-14 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2025-07-01 Listed $109,900 MARIS as Distributed by MLS Grid
• 2025-04-25 Delisted — MARIS as Distributed by MLS Grid
• 2025-02-07 Relisted — MARIS as Distributed by MLS Grid
• 2025-01-13 Pending — MARIS as Distributed by MLS Grid
• 2024-09-23 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2024-09-02 Price Changed $114,000 MARIS as Distributed by MLS Grid
• 2024-04-08 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2024-01-11 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2023-12-25 Listed $159,900 MARIS as Distributed by MLS Grid
• 2020-11-23 Sold (Public Records) $128,000 Public Records
• 2019-03-19 Sold (Public Records) $150,000 Public Records
• 2013-08-01 Sold (Public Records) — Public Records
• 2013-07-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-12-23 Listed $13,000 MARIS as Distributed by MLS Grid
• 1999-05-27 Sold (Public Records) $37,700 Public Records

Property tax history

+1.8%/yr

Latest (2024): $238 · +4.5% YoY. Source: county tax records.