3446 Henrietta St · St. Louis, MO 63104

$134,900

5 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 144 Days on market

Built 1887 2,918 sqft lot $75/sqft · 54% below area

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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 +7.5/15.0
• Rent growth +4.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

5 bedrooms, 3.5 baths, approx 3000sf -- This home is walking distance and first house next to SLU! Don't miss out on this opportunity! Family home or make it rental property for SLU students. This 3 story home offers 9ft ceilings, 2 living rooms, formal dining room, full bath, main floor laundry room with cabinets/storage. The kitchen is well equipped with white cabinets, built-in oven and microwave, range, food pantry, granite counters, and separate food pantry. There is a main floor bedroom that rounds off the 1st floor. There are 3 additional bedrooms on the 2nd level with a 2 full bath, primary bedroom with dual sinks a jetted tub. The 3rd level has a large bonus room with a half bathroom. Plenty on street parking, and not much yard to maintain. Offers a 8x8 storage shed located in the backyard! This is the only house on the block facing Henrietta! This doesn't come around very often!! AGENT MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

Key facts

• 9ft ceilings
• Formal dining room
• 3 story home

Tags

• 3 STORY HOME
• 9FT CEILINGS
• 2 LIVING ROOMS
• FORMAL DINING ROOM
• MAIN FLOOR LAUNDRY ROOM
• WELL EQUIPPED KITCHEN

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $868 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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.
• Market conditions: Rents rising fast (+7.5%/yr); 165 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 40% of the median local income ($69k/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 $933 of loan paydown is wiped out by about $4k 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 + 7.5% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $45k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1887 — 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1887 — 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: 1.69% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.56%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $493,391
• List price: $134,900
• Delta: -72.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3223 Geyer Ave	0.24mi	5/3.5	1,856 (+4%)	3mo	$499,900	$269	74
3647 Mcree Ave	0.26mi	4/2.5 (-1)	1,882 (+5%)	11mo	$349,900	$186	63
3624 Blaine Ave	0.22mi	4/2.5 (-1)	1,882 (+5%)	16mo	$339,900	$181	61
3820 Shaw Blvd	0.42mi	4/3.5 (-1)	1,891 (+6%)	1mo	$499,000	$264	59
1403 Montrose Ave	0.50mi	4/3.0 (-1)	1,630 (-9%)	1mo	$299,900	$184	52
3909 Lafayette Ave	0.50mi	4/1.5 (-1)	1,990 (+11%)	14mo	$315,000	$158	40
2600 Tennessee Ave	0.69mi	4/2.5 (-1)	2,000 (+12%)	4mo	$385,000	$193	38
2811 Hickory St	0.71mi	4/2.0 (-1)	1,719 (-4%)	22mo	$225,000	$131	37
3446 Sidney St	0.70mi	4/2.5 (-1)	2,006 (+12%)	13mo	$325,000	$162	30

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 · 7.52% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.17×
• Total profit: $44,269
• Equity at exit: $20,114

10-year hold

• IRR: 36.9%
• Equity multiple: 5.20×
• Total profit: $158,655
• Equity at exit: $11,664

Cash invested: $37,772 (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 63104

• Rents YoY: 7.5%
• Active inventory: 165
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $868

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 57%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	24d	1	0.95mi
2253 Indiana Ave Saint Louis, MO	4.0	3.5	1760	$2,600	$1.48	8d	1	1.00mi
374 S Grand Blvd Saint Louis, MO	4.0	1.0–2.0	875	$1,350	$1.54	2d	124	1.05mi
4228 Cleveland Ave Unit 1031486P St. Louis, MO	4.0	1.0	1496	$1,868	$1.25	2d	1	1.11mi
3628 Wyoming St Unit 2F St. Louis, MO	4.0	1.0	1700	$1,950	$1.15	44d	1	1.31mi
2053 Alfred Ave St. Louis, MO	4.0	3.0	1768	$1,975	$1.12	44d	1	1.42mi
4145-4147 Hartford St St. Louis, MO	4.0	3.5	2400	$3,800	$1.58	12d	1	1.47mi

Listing history 20 events

1. 2026-06-05
   status $134,900 Pending 144 DOM
2. 2026-06-03
   days on market $134,900 Active 144 DOM
3. 2026-06-02
   days on market $134,900 Active 143 DOM
4. 2026-06-01
   days on market $134,900 Active 142 DOM
5. 2026-05-31
   days on market $134,900 Active 141 DOM
6. 2026-05-08
   price $134,900 961-char remark

   Show marketing remark (961 chars)

   5 bedrooms, 3.5 baths, approx 3000sf -- This home is walking distance and first house next to SLU! Don't miss out on this opportunity! Family home or make it rental property for SLU students. This 3 story home offers 9ft ceilings, 2 living rooms, formal dining room, full bath, main floor laundry room with cabinets/storage. The kitchen is well equipped with white cabinets, built-in oven and microwave, range, food pantry, granite counters, and separate food pantry. There is a main floor bedroom that rounds off the 1st floor. There are 3 additional bedrooms on the 2nd level with a 2 full bath, primary bedroom with dual sinks a jetted tub. The 3rd level has a large bonus room with a half bathroom. Plenty on street parking, and not much yard to maintain. Offers a 8x8 storage shed located in the backyard! This is the only house on the block facing Henrietta! This doesn't come around very often!! AGENT MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

7. 2026-04-30
   status Active 961-char remark

   Show marketing remark (961 chars)

   5 bedrooms, 3.5 baths, approx 3000sf -- This home is walking distance and first house next to SLU! Don't miss out on this opportunity! Family home or make it rental property for SLU students. This 3 story home offers 9ft ceilings, 2 living rooms, formal dining room, full bath, main floor laundry room with cabinets/storage. The kitchen is well equipped with white cabinets, built-in oven and microwave, range, food pantry, granite counters, and separate food pantry. There is a main floor bedroom that rounds off the 1st floor. There are 3 additional bedrooms on the 2nd level with a 2 full bath, primary bedroom with dual sinks a jetted tub. The 3rd level has a large bonus room with a half bathroom. Plenty on street parking, and not much yard to maintain. Offers a 8x8 storage shed located in the backyard! This is the only house on the block facing Henrietta! This doesn't come around very often!! AGENT MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

8. 2026-01-20
   price $159,900 961-char remark

   Show marketing remark (961 chars)

   5 bedrooms, 3.5 baths, approx 3000sf -- This home is walking distance and first house next to SLU! Don't miss out on this opportunity! Family home or make it rental property for SLU students. This 3 story home offers 9ft ceilings, 2 living rooms, formal dining room, full bath, main floor laundry room with cabinets/storage. The kitchen is well equipped with white cabinets, built-in oven and microwave, range, food pantry, granite counters, and separate food pantry. There is a main floor bedroom that rounds off the 1st floor. There are 3 additional bedrooms on the 2nd level with a 2 full bath, primary bedroom with dual sinks a jetted tub. The 3rd level has a large bonus room with a half bathroom. Plenty on street parking, and not much yard to maintain. Offers a 8x8 storage shed located in the backyard! This is the only house on the block facing Henrietta! This doesn't come around very often!! AGENT MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

9. 2025-12-15
   price $169,900 961-char remark

   Show marketing remark (961 chars)

   5 bedrooms, 3.5 baths, approx 3000sf -- This home is walking distance and first house next to SLU! Don't miss out on this opportunity! Family home or make it rental property for SLU students. This 3 story home offers 9ft ceilings, 2 living rooms, formal dining room, full bath, main floor laundry room with cabinets/storage. The kitchen is well equipped with white cabinets, built-in oven and microwave, range, food pantry, granite counters, and separate food pantry. There is a main floor bedroom that rounds off the 1st floor. There are 3 additional bedrooms on the 2nd level with a 2 full bath, primary bedroom with dual sinks a jetted tub. The 3rd level has a large bonus room with a half bathroom. Plenty on street parking, and not much yard to maintain. Offers a 8x8 storage shed located in the backyard! This is the only house on the block facing Henrietta! This doesn't come around very often!! AGENT MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

10. 2025-11-09
    listed $179,900 Active 961-char remark

    Show marketing remark (961 chars)

    5 bedrooms, 3.5 baths, approx 3000sf -- This home is walking distance and first house next to SLU! Don't miss out on this opportunity! Family home or make it rental property for SLU students. This 3 story home offers 9ft ceilings, 2 living rooms, formal dining room, full bath, main floor laundry room with cabinets/storage. The kitchen is well equipped with white cabinets, built-in oven and microwave, range, food pantry, granite counters, and separate food pantry. There is a main floor bedroom that rounds off the 1st floor. There are 3 additional bedrooms on the 2nd level with a 2 full bath, primary bedroom with dual sinks a jetted tub. The 3rd level has a large bonus room with a half bathroom. Plenty on street parking, and not much yard to maintain. Offers a 8x8 storage shed located in the backyard! This is the only house on the block facing Henrietta! This doesn't come around very often!! AGENT MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

11. 2025-08-11
    price $265,000
12. 2025-07-30
    listed $299,999 Active
13. 2022-06-14
    soldstatus $295,000
14. 2022-06-03
    soldstatus Closed
15. 2022-03-30
    status Pending
16. 2022-02-02
    listed $299,000 Active
17. 2021-12-27
    price $300,000
18. 2021-12-17
    price $315,000
19. 2021-05-19
    price $338,500
20. 2021-03-11
    price $343,700

ⓘ 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 ≥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: $27,340
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$3,924
• Taxable income: $8,787
• Est. tax owed @ 24.0%: −$2,109
• After-tax cash flow: $8,303/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): 19,007
• Household income: $68,764
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1429.0

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 0.60)
• Race & ethnicity: White 51% Black 37% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 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: ▼ -159.69%
• Current HPI: 252.3452
• Rent YoY: ▲ 7.52%
• 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

-60.8% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2026-04-30 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-20 Price Changed $159,900 MARIS as Distributed by MLS Grid
• 2025-12-15 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2025-11-09 Listed $179,900 MARIS as Distributed by MLS Grid
• 2025-08-11 Price Changed $265,000 MARIS as Distributed by MLS Grid
• 2025-07-30 Listed $299,999 MARIS as Distributed by MLS Grid
• 2022-06-14 Sold (Public Records) $295,000 Public Records
• 2022-06-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-30 Pending — MARIS as Distributed by MLS Grid
• 2022-02-02 Listed $299,000 MARIS as Distributed by MLS Grid
• 2021-12-27 Price Changed $300,000 MARIS as Distributed by MLS Grid
• 2021-12-17 Price Changed $315,000 MARIS as Distributed by MLS Grid
• 2021-05-19 Price Changed $338,500 MARIS as Distributed by MLS Grid
• 2021-03-11 Price Changed $343,700 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $170 · +4.3% YoY. Source: county tax records.