4083 Schiller Pl · St. Louis, MO 63116

$109,900

3 bd · 1.5 ba · 816 sqft · SingleFamily public records · 119 Days on market

Built 1926 3,388 sqft lot $135/sqft · 13% below area Est $127k · 13% 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 +25.8/30.0
• ARV discount +13.6/15.0
• DSCR +8.6/10.0
• 1% rule +6.3/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming brick home offers a functional layout with classic details. The interior features a bright living space that flows into the kitchen area. Basement provides additional versatile space for storage or activities. Outside, the level lot is fenced and includes a sidewalk-lined street with access to nearby amenities. Windows throughout the main level allow for plenty of natural light to highlight the flooring features and finishes.

Key facts

• Bright living space
• Versatile space
• Kitchen area

Tags

• BRICK HOME
• FUNCTIONAL LAYOUT
• BRIGHT LIVING SPACE
• KITCHEN AREA
• VERSATILE SPACE
• FENCED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+2.6%/yr); 255 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $760 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.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.13% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

• ARV (median comp): $126,972
• List price: $109,900
• Delta: -13.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5034 Ray Ave	0.15mi	3/1.5	800 (-2%)	1mo	$165,000	$206	89
4045 Walsh St	0.12mi	2/1.0 (-1)	803 (-2%)	2mo	$55,635	$69	84
4035 Schiller Pl	0.09mi	2/1.0 (-1)	762 (-7%)	2mo	$114,900	$151	76
3953 Eiler St	0.25mi	2/2.0 (-1)	888 (+9%)	2mo	$234,500	$264	65
3976 Eichelberger St	0.18mi	2/1.0 (-1)	720 (-12%)	1mo	$10,000	$14	65
5450 Dresden Ave	0.55mi	2/1.0 (-1)	829 (+2%)	1mo	$150,000	$181	64
4068 Wilmington Ave	0.35mi	3/1.0	901 (+10%)	0mo	$200,000	$222	64
6118 Newport Ave	0.49mi	2/1.0 (-1)	858 (+5%)	1mo	$199,900	$233	61
5039 Grace Ave	0.68mi	2/1.0 (-1)	792 (-3%)	0mo	$145,500	$184	56
5425 Bates St	0.48mi	2/1.0 (-1)	914 (+12%)	0mo	$185,000	$202	50
3905 Itaska St	0.43mi	2/1.0 (-1)	923 (+13%)	1mo	$135,000	$146	50
4372 Ellenwood Ave	0.72mi	2/1.0 (-1)	864 (+6%)	2mo	$105,000	$122	49

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,280
• Equity at exit: $16,386

10-year hold

• IRR: 8.2%
• Equity multiple: 1.61×
• Total profit: $18,825
• Equity at exit: $9,502

Cash invested: $30,772 (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 63116

• Rents YoY: 2.6%
• Active inventory: 255
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$576
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $267

Break-even live

Break-even rent $899

Max offer price $109,900

Occupancy floor 73%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4028 Schiller Pl Saint Louis, MO	2.0	1.0	802	$1,440	$1.80	43d	1	0.07mi
5033 Ulena Ave Saint Louis, MO	2.0	1.0	960	$1,575	$1.64	43d	1	0.32mi
3824 Eiler St Saint Louis, MO	2.0	1.0	1000	$1,050	$1.05	23d	1	0.38mi
6135 Newport Ave Saint Louis, MO	2.0	1.0	960	$1,976	$2.06	1d	1	0.51mi
3815 Wilmington Ave Apt 2N St. Louis, MO	2.0	1.0	800	$1,095	$1.37	43d	1	0.53mi
3765 Delor St Unit 37651-F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	23d	1	0.55mi
3761 Delor St St. Louis, MO	2.0	1.5	900	$1,285	$1.43	1d	2	0.56mi
5707 Dewey Ave Unit 1F St. Louis, MO	2.0	1.0	1000	$1,050	$1.05	14d	1	0.56mi
4413 Delor St Unit 2F St. Louis, MO	2.0	1.0	1010	$1,125	$1.11	23d	1	0.57mi
4215 Neosho St Unit 101 St. Louis, MO	2.0	1.0	750	$825	$1.10	43d	1	0.57mi
3737 Delor St Unit 3737-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	43d	1	0.58mi
3737 Delor St Unit 3737-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	23d	1	0.58mi
3647 Delor St Unit 3647-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	43d	1	0.58mi
3729 Delor St Unit 37292-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	23d	1	0.58mi
3717 Delor St Unit 37172-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	23d	1	0.59mi
3723 Delor St Unit 3723-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	43d	1	0.60mi
3719 Delor St Unit 3719-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	43d	1	0.60mi
3711 Delor St Unit 3711-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	23d	1	0.62mi
3705 Delor St Unit 3705-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	43d	1	0.62mi
5415 Dresden Ave Saint Louis, MO	2.0	1.5	935	$1,200	$1.28	23d	1	0.62mi
3709 Delor St Unit 3709-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	43d	1	0.62mi
3707a Delor St Unit 3707-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	43d	1	0.63mi
3661 Delor St Unit 3661-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	43d	1	0.64mi
3661 Delor St Unit 3661-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	43d	1	0.64mi
3659 Delor St Unit 3659-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	43d	1	0.65mi
5111 Cologne Ave Saint Louis, MO	2.0	1.0	800	$1,050	$1.31	43d	1	0.65mi
4274 Ellenwood Ave Unit 1E St. Louis, MO	2.0	1.0	800	$995	$1.24	43d	1	0.67mi
5217 S Grand Blvd Saint Louis, MO	2.0	1.0	870	$1,125	$1.29	14d	1	0.70mi
4710 Eichelberger St Unit First St. Louis, MO	2.0	1.0	888	$900	$1.01	43d	1	0.72mi
4455 S 38th St Saint Louis, MO	3.0	1.0	1000	$1,000	$1.00	23d	1	0.72mi
4428 Ellenwood Ave Saint Louis, MO	2.0	1.0	900	$1,225	$1.36	43d	1	0.78mi
5006 Christy Blvd Unit 1st Fl St. Louis, MO	3.0	1.0	1100	$1,450	$1.32	43d	1	0.84mi
4451 Grace Ave Saint Louis, MO	2.0	1.0	700	$750	$1.07	17d	1	0.86mi
3601 Holly Hills Blvd Apt 19 St. Louis, MO	2.0	1.0	700	$875	$1.25	3d	1	0.93mi
4637 Louisiana Ave Saint Louis, MO	2.0	1.0	1104	$1,175	$1.06	12d	1	0.96mi
6725 Wanda Ave Saint Louis, MO	2.0	1.0	700	$1,100	$1.57	43d	1	0.97mi
4416 S Grand Blvd Saint Louis, MO	3.0	1.0	963	$1,550	$1.61	23d	1	0.98mi
4053 Giles Ave Unit A St. Louis, MO	2.0	1.0	1082	$995	$0.92	10d	1	1.01mi
3702 Meramec St Unit 1e St. Louis, MO	2.0	1.0	725	$950	$1.31	7d	1	1.03mi
3741 Morgan Ford Rd St. Louis, MO	2.0	1.0	800	$895	$1.12	23d	1	1.04mi

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 119 DOM
2. 2026-06-17
   days on market $109,900 Active 118 DOM
3. 2026-06-16
   days on market $109,900 Active 117 DOM
4. 2026-06-15
   days on market $109,900 Active 116 DOM
5. 2026-06-13
   days on market $109,900 Active 114 DOM
6. 2026-06-09
   days on market $109,900 Active 110 DOM
7. 2026-06-08
   days on market $109,900 Active 109 DOM
8. 2026-06-08
   days on market $109,900 Active 108 DOM
9. 2026-06-05
   days on market $109,900 Active 105 DOM
10. 2026-06-03
    days on market $109,900 Active 104 DOM
11. 2026-06-02
    days on market $109,900 Active 103 DOM
12. 2026-06-01
    days on market $109,900 Active 102 DOM
13. 2026-05-31
    days on market $109,900 Active 101 DOM
14. 2026-02-19
    listed $119,900 Active 443-char remark

    Show marketing remark (443 chars)

    This charming brick home offers a functional layout with classic details. The interior features a bright living space that flows into the kitchen area. Basement provides additional versatile space for storage or activities. Outside, the level lot is fenced and includes a sidewalk-lined street with access to nearby amenities. Windows throughout the main level allow for plenty of natural light to highlight the flooring features and finishes.

15. 2023-08-30
    historical
16. 2023-08-19
    listed $102,000 Active
17. 2005-11-02
    soldstatus $93,500
18. 1997-05-28
    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: $1,057 · $88/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$9/yr (+$1/mo · 0.9%)

ⓘ 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: $14,845
• − Mortgage interest: −$6,156
• − Property taxes: −$1,057
• − Insurance: −$550
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$3,197
• Taxable income: $1,510
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $2,843/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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 0.63)
• Race & ethnicity: White 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 2%

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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

+28.2% since first listed

5 events — show timeline

• 2026-02-19 Listed $119,900 MARIS as Distributed by MLS Grid
• 2023-08-30 Delisted — MARIS as Distributed by MLS Grid
• 2023-08-19 Listed $102,000 MARIS as Distributed by MLS Grid
• 2005-11-02 Sold (Public Records) $93,500 Public Records
• 1997-05-28 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2024): $1,057 · +5.0% YoY. Source: county tax records.