2202 Osage St · St. Louis, MO 63118

$135,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 4 Days on market

Built 1890 3,510 sqft lot Est $180k · 25% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.4/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

OUTSTANDING OPPORTUNITY!!! This South City Beauty is sure to please! Brick 2-story has been recently rehabbed and is shines once again! Newer windows, kitchen, baths & MORE! Fenced yard, off-street parking, covered porch and newer systems make this one a winner! Schedule a showing today! Property is to be sold in its current as-is condition with no warranties or representations by the Seller. Seller will not make repairs nor provide any inspections. Seller's addendum is required after terms of sale are agreed upon. Special Sale Contract (Form #2043) required. Proof of funds or pre-approval letter required with offer.

Key facts

• Covered porch
• Fenced yard
• Newer windows

Tags

• FENCED YARD
• OFF-STREET PARKING
• COVERED PORCH
• NEWER WINDOWS
• NEWER SYSTEMS

Property features AI

Finance

• Other: Above-grade finished area and living area reported as 1,536 (public records); Below-grade finished area reported as 768 (public records); Property located in Benton Park neighborhood (2202 Osage St, Saint Louis, MO 63118)
• Financial info: Seller may consider concessions; No lease considered; No second mortgage indicated

Exterior

• Utilities: Public water; Public sewer; Electric service: Ameren; Cable available
• Home design: Single-family residence; Two levels; Residential property in fixer condition; Bank-owned
• Construction: Brick construction
• Exterior features: City lot; Lot dimensions approximately 28 x 130

Interior

• Bedrooms: 3 bedrooms (all on upper level)
• Bathrooms: 2 full bathrooms (1 on main level, 1 on upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 9.1% 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: Meramec Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 202 students, 98% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 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: Rents rising fast (+4.9%/yr); 240 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 + 4.9% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y 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 $60k; list at $135k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $135,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $179,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2845 Chippewa St	0.53mi	3/1.5	1,598 (+4%)	0mo	$205,000	$128	66
3647 Wisconsin Ave	0.44mi	3/1.5	1,632 (+6%)	3mo	$49,900	$31	64
3831 Oregon Ave	0.48mi	3/2.5	1,636 (+6%)	3mo	$249,900	$153	62
4240 Nebraska Ave	0.57mi	3/—	1,476 (-4%)	6mo	$35,000	$24	62
3030 Chippewa St	0.64mi	3/2.0	1,588 (+3%)	6mo	$79,900	$50	59
3916 Nebraska Ave	0.48mi	3/2.0	1,696 (+10%)	3mo	$129,000	$76	58
2119 Chippewa St	0.28mi	2/1.0 (-1)	1,372 (-11%)	2mo	$160,000	$117	58
3705 Illinois Ave	0.38mi	4/2.0 (+1)	1,692 (+10%)	5mo	$175,000	$103	56
3428 Indiana Ave	0.69mi	3/2.0	1,642 (+7%)	4mo	$224,900	$137	52
3523 Illinois Ave	0.59mi	2/2.0 (-1)	1,636 (+6%)	6mo	$229,900	$141	51
3719 Wisconsin Ave	0.37mi	2/1.5 (-1)	1,734 (+13%)	6mo	$170,000	$98	49
3431 Indiana Ave	0.70mi	2/2.0 (-1)	1,340 (-13%)	0mo	$279,900	$209	41

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $765
• Equity at exit: $20,129

10-year hold

• IRR: 11.8%
• Equity multiple: 2.00×
• Total profit: $37,765
• Equity at exit: $11,672

Cash invested: $37,800 (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 63118

• Rents YoY: 4.9%
• Active inventory: 240
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$708
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $314

Break-even live

Break-even rent $1,010

Max offer price $135,000

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	1d	1	0.55mi
4126 Minnesota Ave Unit 2f St. Louis, MO	2.0	1.0	1150	$1,028	$0.89	23d	1	0.60mi
4130 Minnesota Ave Saint Louis, MO	2.0	1.0	1234	$975	$0.79	14d	1	0.60mi
4127 Minnesota Ave Unit 2F St. Louis, MO	3.0	1.0	1155	$1,200	$1.04	43d	1	0.63mi
4127 Minnesota Ave Unit 1F St. Louis, MO	3.0	1.0	1155	$1,200	$1.04	43d	1	0.63mi
3914 Michigan Ave Saint Louis, MO	2.0	1.0	1376	$1,150	$0.84	43d	1	0.65mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	14d	1	0.69mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	23d	1	0.70mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	43d	1	0.70mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$2,300	$1.89	1d	15	0.71mi
4250 Michigan Ave Saint Louis, MO	2.0	1.0	2184	$1,200	$0.55	43d	1	0.72mi
3534 Nebraska Ave Saint Louis, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.74mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	16d	1	0.75mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	43d	1	0.75mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	43d	1	0.76mi
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	4d	1	0.78mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	1d	1	0.86mi
3319 S 18th St Saint Louis, MO	2.0	1.5	1368	$1,600	$1.17	43d	1	0.92mi
3428 Dunnica Ave Saint Louis, MO	2.0	1.0	1050	$995	$0.95	43d	1	0.93mi
3506 S Compton Ave Saint Louis, MO	2.0	2.0	1100	$1,300	$1.18	10d	1	0.95mi
3259 Oregon Ave St. Louis, MO	2.0	1.0	1200	$1,000	$0.83	43d	1	1.00mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	4d	1	1.03mi
3233 Oregon Ave Unit 2 St. Louis, MO	2.0	1.0	1215	$995	$0.82	23d	1	1.04mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	17d	1	1.05mi
4005 S Grand Blvd Saint Louis, MO	4.0	1.0	1323	$1,150	$0.87	16d	1	1.05mi
3215 Oregon Ave Unit 1F St. Louis, MO	2.0	1.0	1373	$1,150	$0.84	17d	1	1.07mi
3410 Virginia Ave Unit B St. Louis, MO	2.0	2.0	1442	$1,375	$0.95	16d	1	1.08mi
1917 Arsenal St Saint Louis, MO	2.0	1.0	1239	$1,250	$1.01	20d	1	1.14mi
4657 Idaho Ave Unit 4659 St. Louis, MO	2.0	2.0	1668	$1,295	$0.78	23d	1	1.17mi
3411 Cherokee St St. Louis, MO	4.0	2.0	1568	$1,850	$1.18	43d	1	1.18mi
2634 Arsenal St St. Louis, MO	2.0	1.0	1500	$1,400	$0.93	23d	1	1.18mi
2636 Arsenal St St. Louis, MO	2.0	1.0	1500	$1,400	$0.93	23d	1	1.19mi
3280 Gravois Ave St. Louis, MO	2.0	1.0	1133	$895	$0.79	23d	1	1.20mi
4637 Louisiana Ave Saint Louis, MO	2.0	1.0	1104	$1,175	$1.06	12d	1	1.20mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	20d	1	1.21mi
4053 Giles Ave Unit A St. Louis, MO	2.0	1.0	1082	$995	$0.92	10d	1	1.22mi
3243 Delor St Unit 3243 St. Louis, MO	3.0	1.0	1100	$1,250	$1.14	21d	1	1.26mi
3324 Liberty St Saint Louis, MO	2.0	1.0	1100	$950	$0.86	16d	1	1.27mi
4716 Louisiana Ave Unit 2F St. Louis, MO	2.0	1.0	1200	$995	$0.83	43d	1	1.32mi
3635 Marceline Ter Unit 2ND St. Louis, MO	3.0	1.0	1250	$1,275	$1.02	43d	1	1.36mi

Listing history 5 events

1. 2026-06-18
   days on market $135,000 Active 4 DOM
2. 2026-06-17
   days on market $135,000 Active 3 DOM
3. 2026-06-16
   days on market $135,000 Active 2 DOM
4. 2026-06-15
   remarks 629-char remark
5. 2026-06-15
   listed $135,000 Active 1 DOM

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$904/yr (+$75/mo · 222.9%)

ⓘ 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: $16,886
• − Mortgage interest: −$7,562
• − Property taxes: −$406
• − Insurance: −$675
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,927
• Taxable income: $1,614
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $3,376/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+50.0% since first listed

34 events — show timeline

• 2026-06-15 Listed $135,000 MARIS as Distributed by MLS Grid
• 2024-11-03 Delisted — MARIS as Distributed by MLS Grid
• 2024-08-29 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2024-08-18 Listed $140,000 MARIS as Distributed by MLS Grid
• 2024-08-17 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-01-04 Delisted — MARIS as Distributed by MLS Grid
• 2023-12-05 Price Changed $164,900 MARIS as Distributed by MLS Grid
• 2023-10-28 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2023-10-12 Listed $179,900 MARIS as Distributed by MLS Grid
• 2023-10-05 Coming Soon — MARIS as Distributed by MLS Grid
• 2021-10-14 Sold (Public Records) $60,000 Public Records
• 2021-07-14 Sold (Public Records) $58,000 Public Records
• 2021-07-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-06-17 Pending — MARIS as Distributed by MLS Grid
• 2021-06-04 Listed $69,900 MARIS as Distributed by MLS Grid
• 2021-05-21 Sold (Public Records) $42,500 Public Records
• 2016-10-06 Sold (Public Records) $61,000 Public Records
• 2016-09-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-07-14 Pending — MARIS as Distributed by MLS Grid
• 2016-06-30 Listed $59,900 MARIS as Distributed by MLS Grid
• 2016-05-26 Sold (Public Records) $30,000 Public Records
• 2016-05-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-05-11 Delisted — MARIS as Distributed by MLS Grid
• 2016-05-09 Relisted — MARIS as Distributed by MLS Grid
• 2016-04-28 Delisted — MARIS as Distributed by MLS Grid
• 2016-04-19 Price Changed $52,000 MARIS as Distributed by MLS Grid
• 2016-03-11 Price Changed $58,900 MARIS as Distributed by MLS Grid
• 2016-03-11 Relisted — MARIS as Distributed by MLS Grid
• 2016-02-12 Delisted — MARIS as Distributed by MLS Grid
• 2016-01-19 Listed $66,900 MARIS as Distributed by MLS Grid
• 2004-10-25 Sold (Public Records) $90,000 Public Records
• 2003-07-25 Sold (Public Records) — Public Records
• 1997-05-16 Sold (Public Records) — Public Records
• 1997-05-16 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2024): $406 · +4.8% YoY. Source: county tax records.