4918 Highland Ave · St. Louis, MO 63113

$89,500

5 bd · 2.0 ba · 2,248 sqft · SingleFamily public records · 50 Days on market

Built 1895 7,535 sqft lot $40/sqft · 16% above area Est $77k · 16% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• ARV discount +0.4/15.0

Listing remarks

This spacious 2,248-square-foot residence offers an impressive five-bedroom, three-bathroom layout perfect for those seeking generous living space in the heart of Saint Louis. The home features classic architectural details, including two cozy fireplaces that serve as elegant focal points, and a full unfinished basement providing extensive storage or workshop potential. With its substantial square footage and versatile floor plan, this property presents a wonderful opportunity to enjoy a large-scale home within easy reach of local city amenities. This 63113 gem is ready for its next chapter, combining historic scale with functional living.

Key facts

• Two cozy fireplaces
• 7,535 sq ft lot
• Built 1895

Tags

• TWO COZY FIREPLACES
• FULL UNFINISHED BASEMENT

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single family residence; Residential property; Three or more levels; Brick exterior
• Construction: Brick construction
• Exterior features: Back yard

Interior

• Bedrooms: Five bedrooms, all on the main level
• Bathrooms: Three full bathrooms, all on the main level
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Full unfinished basement; Two decorative living room fireplaces

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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.
• Zoned schools: 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; 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 $619 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $66k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1895 — 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 $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1895 — 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: 1.88% ✓
• Cap rate: 16.89%
• Cash-on-cash: 37.85%
• DSCR: 2.68
• GRM: 4.4

CMA / ARV

• ARV (median comp): $77,258
• List price: $89,500
• Delta: 15.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4736 Labadie Ave	0.40mi	5/2.0	2,300 (+2%)	3mo	$125,000	$54	75
5227 Wells Ave	0.66mi	5/2.0	2,244 (-0%)	19mo	$49,000	$22	53
3067 Marcus Ave	0.55mi	5/2.0	2,134 (-5%)	17mo	$14,900	$7	51
4558 Cote Brilliante Ave	0.60mi	5/2.0	2,116 (-6%)	23mo	$120,000	$57	43

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: 35.3%
• Equity multiple: 2.56×
• Total profit: $39,061
• Equity at exit: $16,794

10-year hold

• IRR: 41.1%
• Equity multiple: 5.05×
• Total profit: $101,617
• Equity at exit: $13,796

Cash invested: $25,060 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $790

Break-even live

Break-even rent $682

Max offer price $89,500

Occupancy floor 48%

Sensitivity live

Price	-10% $841	-5% $816	+0% $790	+5% $765	+10% $740
Rent	-10% $658	-5% $724	+0% $790	+5% $857	+10% $923
Rate	-1.0pp $836	-0.5pp $813	base $790	+0.5pp $767	+1.0pp $744

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-13
   statusdays on market $89,500 Pending 50 DOM
2. 2026-06-09
   days on market $89,500 Active 47 DOM
3. 2026-06-08
   days on market $89,500 Active 46 DOM
4. 2026-06-07
   days on market $89,500 Active 45 DOM
5. 2026-06-05
   days on market $89,500 Active 42 DOM
6. 2026-06-03
   days on market $89,500 Active 41 DOM
7. 2026-06-02
   days on market $89,500 Active 40 DOM
8. 2026-06-01
   days on market $89,500 Active 39 DOM
9. 2026-05-31
   days on market $89,500 Active 38 DOM
10. 2026-04-23
    listed $89,500 Active 647-char remark
11. 2025-05-26
    price $94,900
12. 2025-05-16
    status Active
13. 2025-02-21
    status Pending
14. 2025-01-25
    listed $99,900 Active
15. 2024-09-18
    historical
16. 2024-06-28
    price $99,000
17. 2024-06-23
    listed $109,000 Active
18. 2024-06-20
    historical
19. 2006-10-18
    soldstatus $66,500
20. 1996-01-26
    soldstatus
21. 1996-01-25
    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: $388 · $32/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: +$480/yr (+$40/mo · 123.9%)

ⓘ 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 ≥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: $20,194
• − Mortgage interest: −$5,013
• − Property taxes: −$388
• − Insurance: −$448
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$2,604
• Taxable income: $8,510
• Est. tax owed @ 24.0%: −$2,043
• After-tax cash flow: $7,443/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

+34.6% since first listed

13 events — show timeline

• 2026-06-13 Pending — MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $89,500 MARIS as Distributed by MLS Grid
• 2025-05-26 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2025-05-16 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-21 Pending — MARIS as Distributed by MLS Grid
• 2025-01-25 Listed $99,900 MARIS as Distributed by MLS Grid
• 2024-09-18 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-28 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2024-06-23 Listed $109,000 MARIS as Distributed by MLS Grid
• 2024-06-20 Coming Soon — MARIS as Distributed by MLS Grid
• 2006-10-18 Sold (Public Records) $66,500 Public Records
• 1996-01-26 Sold (Public Records) — Public Records
• 1996-01-25 Sold (Public Records) — Public Records

Property tax history

-2.1%/yr

Latest (2023): $388 · -2.0% YoY. Source: county tax records.