1010 Saint Charles St #704 · St. Louis, MO 63101

$199,900

2 bd · 2.0 ba · 2,936 sqft · Condo · 118 Days on market

Built 1944 Good condition $68/sqft · 50% below area Est $399k · 50% under $1300/mo HOA · 54% of rent ↓ 44% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• Appreciation +4.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Cash flow +1.4/30.0
• Schools +0.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Experience true urban living in this expansive 2,936 sq ft loft in the heart of Downtown St. Louis. This impressive 2-bedroom, 2-bath residence blends historic character with modern comfort, featuring an open-concept layout ideal for both everyday living and entertaining. Soaring ceilings and oversized windows fill the space with natural light, while the generous floor plan offers flexibility for a home office, creative studio, or additional lounge areas. The spacious primary suite provides a private retreat, complemented by a well-appointed secondary bedroom and full bath. With nearly 3,000 square feet of living space, this loft delivers exceptional scale and versatility rarely found in downtown properties. Two secured parking spaces in the attached garage offer convenience and peace of mind — a highly sought-after amenity in downtown living. Enjoy walkable access to dining, entertainment, sporting events, and everything vibrant Downtown St. Louis has to offer. Welcome home.

Key facts

• $1,300 HOA
• 2 garage spots
• Built 1944

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-788 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (57.0% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $86k (57.0% below list) — sets the bar for cash-flow.
• Cap rate 1.6% vs local median 4.9% in St. Louis — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade D — 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: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.3%/yr); 34 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 43% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $382 of equity ($1k loan paydown + $-1k appreciation (-0.5% local appreciation)).
• 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 118 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent; built in 1944 — 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 $85,917 (57.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 57% concession, seller financing, or rate buy-down credit?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 1.56%
• Cash-on-cash: -16.89%
• DSCR: 0.25
• GRM: 6.9

CMA / ARV

• ARV (median comp): $398,729
• List price: $199,900
• Delta: -49.87%
• 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
1010 Saint Charles St #1102	0.00mi	3/2.0 (+1)	3,000 (+2%)	6mo	$400,000	$133	86
1113 Washington Ave #215	0.11mi	3/2.0 (+1)	2,663 (-9%)	8mo	$224,900	$84	68
1113 Washington Ave #713	0.11mi	1/4.0 (-1)	3,530 (+20%)	7mo	$515,000	$146	51
6 Benton Pl	1.41mi	3/2.5 (+1)	3,060 (+4%)	1mo	$895,000	$292	50
38 Benton Pl	1.33mi	3/3.5 (+1)	2,800 (-5%)	8mo	$900,000	$321	40
1721 Carroll St	1.39mi	3/2.5 (+1)	2,625 (-11%)	4mo	$569,000	$217	37
2323 Locust St Ph 600	1.05mi	2/2.0	2,366 (-19%)	5mo	$549,900	$232	36
1208 S 13th St	1.10mi	3/2.5 (+1)	2,292 (-22%)	3mo	$296,000	$129	30
1913 Hickory St	1.24mi	3/2.5 (+1)	2,538 (-14%)	6mo	$559,000	$220	30
1310 Mackay Pl	1.43mi	3/2.5 (+1)	2,204 (-25%)	4mo	$550,000	$250	30
1225 Mackay Pl	1.44mi	3/2.5 (+1)	2,413 (-18%)	6mo	$415,000	$172	28
1234 Dolman St	1.23mi	3/3.5 (+1)	2,234 (-24%)	8mo	$499,900	$224	23

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

Projected returns pro-forma

-0.5% appreciation · 5.28% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.03×
• Total profit: $-54,213
• Equity at exit: $53,092

10-year hold

• IRR: -10.5%
• Equity multiple: -0.13×
• Total profit: $-63,152
• Equity at exit: $59,990

Cash invested: $55,972 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $359,000 ($147/sqft)
• Median days on market: 106 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 63101

• Home prices YoY: -0.3%
• Rents YoY: 5.3%
• Active inventory: 34
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,397 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$1,300
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-788

Break-even live

Break-even rent $3,394

Max offer price $85,917

Occupancy floor —

Sensitivity live

Price	-10% $-650	-5% $-719	+0% $-788	+5% $-857	+10% $-926
Rent	-10% $-977	-5% $-882	+0% $-788	+5% $-693	+10% $-598
Rate	-1.0pp $-687	-0.5pp $-737	base $-788	+0.5pp $-840	+1.0pp $-892

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: $49,975
• Closing costs: $5,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 N 13th St St. Louis, MO	2.0	2.0	2516	$2,700	$1.07	18d	1	0.17mi
720 Olive St St. Louis, MO	3.0	1.0–2.0	1778	$3,723	$2.09	9d	13	0.25mi
511 Olive St Saint Louis, MO	1.0–3.0	1.0–2.5	2053	$2,700	$1.32	93d	9	0.37mi
1611 Locust St Saint Louis, MO	2.0	2.0	2062	$2,100	$1.02	61d	1	0.45mi
2647 Locust St St. Louis, MO	1.0	1.5	2168	$2,950	$1.36	93d	1	1.13mi

HOA detail $1,300/mo · $15,600/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-15
   days on market $199,900 Active 118 DOM
2. 2026-06-13
   days on market $199,900 Active 116 DOM
3. 2026-06-09
   days on market $199,900 Active 112 DOM
4. 2026-06-08
   days on market $199,900 Active 111 DOM
5. 2026-06-08
   days on market $199,900 Active 110 DOM
6. 2026-06-05
   days on market $199,900 Active 107 DOM
7. 2026-06-03
   days on market $199,900 Active 106 DOM
8. 2026-06-02
   days on market $199,900 Active 105 DOM
9. 2026-06-01
   days on market $199,900 Active 104 DOM
10. 2026-05-31
    days on market $199,900 Active 103 DOM
11. 2026-05-13
    price $199,900 998-char remark

    Show marketing remark (998 chars)

    Experience true urban living in this expansive 2,936 sq ft loft in the heart of Downtown St. Louis. This impressive 2-bedroom, 2-bath residence blends historic character with modern comfort, featuring an open-concept layout ideal for both everyday living and entertaining. Soaring ceilings and oversized windows fill the space with natural light, while the generous floor plan offers flexibility for a home office, creative studio, or additional lounge areas. The spacious primary suite provides a private retreat, complemented by a well-appointed secondary bedroom and full bath. With nearly 3,000 square feet of living space, this loft delivers exceptional scale and versatility rarely found in downtown properties. Two secured parking spaces in the attached garage offer convenience and peace of mind — a highly sought-after amenity in downtown living. Enjoy walkable access to dining, entertainment, sporting events, and everything vibrant Downtown St. Louis has to offer. Welcome home.

12. 2026-03-05
    price $214,900 998-char remark

    Show marketing remark (998 chars)

    Experience true urban living in this expansive 2,936 sq ft loft in the heart of Downtown St. Louis. This impressive 2-bedroom, 2-bath residence blends historic character with modern comfort, featuring an open-concept layout ideal for both everyday living and entertaining. Soaring ceilings and oversized windows fill the space with natural light, while the generous floor plan offers flexibility for a home office, creative studio, or additional lounge areas. The spacious primary suite provides a private retreat, complemented by a well-appointed secondary bedroom and full bath. With nearly 3,000 square feet of living space, this loft delivers exceptional scale and versatility rarely found in downtown properties. Two secured parking spaces in the attached garage offer convenience and peace of mind — a highly sought-after amenity in downtown living. Enjoy walkable access to dining, entertainment, sporting events, and everything vibrant Downtown St. Louis has to offer. Welcome home.

13. 2026-02-17
    listed $249,900 Active 998-char remark

    Show marketing remark (998 chars)

    Experience true urban living in this expansive 2,936 sq ft loft in the heart of Downtown St. Louis. This impressive 2-bedroom, 2-bath residence blends historic character with modern comfort, featuring an open-concept layout ideal for both everyday living and entertaining. Soaring ceilings and oversized windows fill the space with natural light, while the generous floor plan offers flexibility for a home office, creative studio, or additional lounge areas. The spacious primary suite provides a private retreat, complemented by a well-appointed secondary bedroom and full bath. With nearly 3,000 square feet of living space, this loft delivers exceptional scale and versatility rarely found in downtown properties. Two secured parking spaces in the attached garage offer convenience and peace of mind — a highly sought-after amenity in downtown living. Enjoy walkable access to dining, entertainment, sporting events, and everything vibrant Downtown St. Louis has to offer. Welcome home.

14. 2026-02-13
    historical $249,900 998-char remark

    Show marketing remark (998 chars)

    Experience true urban living in this expansive 2,936 sq ft loft in the heart of Downtown St. Louis. This impressive 2-bedroom, 2-bath residence blends historic character with modern comfort, featuring an open-concept layout ideal for both everyday living and entertaining. Soaring ceilings and oversized windows fill the space with natural light, while the generous floor plan offers flexibility for a home office, creative studio, or additional lounge areas. The spacious primary suite provides a private retreat, complemented by a well-appointed secondary bedroom and full bath. With nearly 3,000 square feet of living space, this loft delivers exceptional scale and versatility rarely found in downtown properties. Two secured parking spaces in the attached garage offer convenience and peace of mind — a highly sought-after amenity in downtown living. Enjoy walkable access to dining, entertainment, sporting events, and everything vibrant Downtown St. Louis has to offer. Welcome home.

15. 2017-04-01
    historical
16. 2016-11-21
    listed $299,000 Active
17. 2016-08-29
    historical
18. 2016-07-07
    listed $355,000 Active
19. 2016-07-01
    historical
20. 2016-04-22
    listed $355,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $28,766
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − HOA: −$15,600
• − Depreciation: −$5,815
• Taxable loss: −$12,447
• Est. tax savings @ 24.0%: +$2,987
• After-tax cash flow: $-6,465/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $14,680–$44,040 screening

This 2,936 sq ft loft in the heart of Downtown St. Louis is in good condition with modern amenities and a great layout. It's ready for move-in and can be further enhanced with minor exterior and interior updates to increase its value.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale Updating the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Can increase both resale and rental value by making the home more energy-efficient and convenient to live in. ↑
• Both Upgrading the HVAC system — Can increase both resale and rental value by improving comfort and energy efficiency. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 3/100

Zoned Schools

Elementary Nahed Chapman New American Aca F MO #1,099/1,115 Nat'l #41,309/41,679 Middle Yeatman-Liddell Middle School F MO #389/391 Nat'l #13,918/14,009 High Vashon High F MO #520/521 Nat'l #17,145/17,239

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 · 315,737 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 3,130
• Household income: $66,678
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 51% White 43% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Korean 2% French/Haitian/Cajun 1%

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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: ▼ -0.50%
• Current HPI: 192.0798
• Rent YoY: ▲ 5.28%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

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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

-43.7% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2026-03-05 Price Changed $214,900 MARIS as Distributed by MLS Grid
• 2026-02-17 Listed $249,900 MARIS as Distributed by MLS Grid
• 2026-02-13 Coming Soon $249,900 MARIS as Distributed by MLS Grid
• 2017-04-01 Delisted — MARIS as Distributed by MLS Grid
• 2016-11-21 Listed $299,000 MARIS as Distributed by MLS Grid
• 2016-08-29 Delisted — MARIS as Distributed by MLS Grid
• 2016-07-07 Listed $355,000 MARIS as Distributed by MLS Grid
• 2016-07-01 Delisted — MARIS as Distributed by MLS Grid
• 2016-04-22 Listed $355,000 MARIS as Distributed by MLS Grid