4849 Anderson Ave · St. Louis, MO 63115

$59,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 31 Days on market

Built 1927 3,720 sqft lot Est $56k · 5% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.1/15.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Adorable 2 bed 1 bath bungalow with great potential for investors. This home offers a functional layout, cozy living spaces, and convenient access to highways. Tenant occupied. Please do not disturb tenant. Showings with accepted offer only.

Key facts

• Functional layout
• 3,720 sq ft lot
• Built 1927

Tags

• FUNCTIONAL LAYOUT
• CONVENIENT ACCESS TO HIGHWAYS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service: 440 Volts; Electricity available; Sewer available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Front yard and back yard

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Ceiling fans and window air conditioning units
• Interior features: Full basement; Decorative fireplace in the living room; Ceiling fan(s); Window unit(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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); 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: 97 active listings in the ZIP; 16 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; lower-income renter base — watch delinquency; 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 $408 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 (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $27k; list at $59k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $57,230 (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 1927 — 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: 1.87% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.31%
• DSCR: 2.66
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $55,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4848 Calvin Ave	0.03mi	2/1.0	1,004 (-5%)	4mo	$65,000	$65	87
4853 Lee Ave	0.18mi	2/1.0	1,092 (+3%)	3mo	$29,900	$27	84
4610 Penrose St	0.38mi	3/1.5 (+1)	1,053 (-0%)	3mo	$80,000	$76	72
4627 Korte Ave	0.42mi	3/1.0 (+1)	1,072 (+2%)	2mo	$18,100	$17	72
4729 Margaretta Ave	0.39mi	2/1.0	982 (-7%)	2mo	$9,900	$10	68
4843 Lee Ave	0.18mi	3/1.0 (+1)	1,170 (+11%)	2mo	$71,500	$61	67
5028 Ruskin Ave	0.55mi	2/1.5	1,025 (-3%)	6mo	$116,900	$114	63
4556 Carter Ave	0.39mi	2/1.0	936 (-11%)	3mo	$67,500	$72	60
4430 Sexauer Ave	0.22mi	2/1.0	1,212 (+15%)	6mo	$64,500	$53	60
4547 Bessie Ave	0.36mi	2/1.0	906 (-14%)	4mo	$39,500	$44	56
4607 Lee Ave	0.40mi	3/1.5 (+1)	912 (-14%)	4mo	$25,000	$27	48
4610 Lexington Ave	0.74mi	3/1.5 (+1)	945 (-10%)	8mo	$35,000	$37	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.40×
• Total profit: $23,143
• Equity at exit: $8,797

10-year hold

• IRR: 40.2%
• Equity multiple: 4.77×
• Total profit: $62,228
• Equity at exit: $5,101

Cash invested: $16,520 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,105 high
• Mortgage (P&I): −$309
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $514

Break-even live

Break-even rent $455

Max offer price $59,000

Occupancy floor 49%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	2d	1	0.03mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	43d	1	0.34mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	43d	1	0.37mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	43d	1	0.46mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	43d	1	0.50mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	16d	1	0.51mi
4460 Bircher Blvd Saint Louis, MO	1.0	1.0	1100	$725	$0.66	10d	1	0.53mi
4908 W Florissant Ave Apt A St. Louis, MO	1.0	1.0	750	$695	$0.93	43d	1	0.64mi
5338 Claxton Ave Unit 33 St. Louis, MO	3.0	2.0	1196	$1,550	$1.30	43d	1	0.78mi
4426 Holly Ave Unit B St. Louis, MO	2.0	1.0	1000	$1,100	$1.10	14d	1	0.86mi
4223 Red Bud Ave Unit 1F St. Louis, MO	2.0	1.0	1167	$895	$0.77	43d	1	0.96mi
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	43d	1	1.13mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	23d	1	1.18mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	23d	1	1.19mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	4d	1	1.24mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	23d	1	1.33mi

Listing history 26 events

1. 2026-06-18
   days on market $59,000 Active 31 DOM
2. 2026-06-17
   days on market $59,000 Active 30 DOM
3. 2026-06-16
   days on market $59,000 Active 29 DOM
4. 2026-06-15
   days on market $59,000 Active 28 DOM
5. 2026-06-13
   days on market $59,000 Active 26 DOM
6. 2026-06-09
   days on market $59,000 Active 22 DOM
7. 2026-06-08
   days on market $59,000 Active 21 DOM
8. 2026-06-07
   days on market $59,000 Active 20 DOM
9. 2026-06-05
   days on market $59,000 Active 17 DOM
10. 2026-06-03
    days on market $59,000 Active 16 DOM
11. 2026-06-02
    days on market $59,000 Active 15 DOM
12. 2026-06-01
    days on market $59,000 Active 14 DOM
13. 2026-05-31
    days on market $59,000 Active 13 DOM
14. 2026-05-18
    listed $59,000 Active
15. 2025-07-01
    historical $1,200
16. 2025-06-15
    listed $1,200
17. 2025-06-15
    historical $1,200
18. 2025-05-05
    listed $1,200
19. 2025-02-03
    historical $1,400
20. 2025-01-29
    listed $1,400
21. 2024-12-17
    soldstatus $27,000
22. 2024-12-17
    soldstatus $42,000
23. 1999-10-11
    soldstatus $55,000
24. 1999-01-25
    soldstatus $51,000
25. 1998-10-16
    soldstatus
26. 1998-10-16
    soldstatus $19,000

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $572 · $48/mo
• Expected delta: +$270/yr (+$22/mo · 89.2%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,259
• − Mortgage interest: −$3,305
• − Property taxes: −$302
• − Insurance: −$295
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$1,716
• Taxable income: $5,519
• Est. tax owed @ 24.0%: −$1,325
• After-tax cash flow: $4,840/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• 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

+210.5% since first listed

13 events — show timeline

• 2026-05-18 Listed $59,000 MARIS as Distributed by MLS Grid
• 2025-07-01 Rental Removed $1,200 MARIS
• 2025-06-15 Listed for Rent $1,200 MARIS
• 2025-06-15 Rental Removed $1,200 APPFOLIO
• 2025-05-05 Listed for Rent $1,200 APPFOLIO
• 2025-02-03 Rental Removed $1,400 APPFOLIO
• 2025-01-29 Listed for Rent $1,400 APPFOLIO
• 2024-12-17 Sold (Public Records) $42,000 Public Records
• 2024-12-17 Sold (Public Records) $27,000 Public Records
• 1999-10-11 Sold (Public Records) $55,000 Public Records
• 1999-01-25 Sold (Public Records) $51,000 Public Records
• 1998-10-16 Sold (Public Records) $19,000 Public Records
• 1998-10-16 Sold (Public Records) — Public Records

Property tax history

-3.6%/yr

Latest (2022): $302 · +0.1% YoY. Source: county tax records.