4350 Bingham Ave · St. Louis, MO 63116

$99,900

3 bd · 1.0 ba · 592 sqft · SingleFamily public records · 48 Days on market

Built 1923 4,761 sqft lot $169/sqft · 19% below area Est $123k · 19% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.1/10.0
• 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

OUTSTANDING OPPORTUNITY!!! This Bevo bungalow is sure to please! Covered porch, covered patio, 2-car garage, and a HUGE addition adding three bedrooms! Updated systems, LVP flooring, newer windows and updated panel 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
• Updated systems
• Covered patio

Tags

• COVERED PORCH
• COVERED PATIO
• HUGE ADDITION
• UPDATED SYSTEMS
• LVP FLOORING
• NEWER WINDOWS

Property features AI

Finance

• Other: Living area reported as 592 (public records); Above- and below-grade finished area noted in public records
• Financial info: Owned by bank; Property listed as fixer

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One level
• Construction: Frame construction
• Exterior features: City lot; Lot dimensions approximately 35 x 136

Interior

• Bedrooms: 3 bedrooms — all on the main level
• Bathrooms: 1 full bathroom (main 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/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Oak Hill Elem. (math 12% / reading 12%, grade F, #1,016 of 1,115 statewide, top 92%, 238 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 261 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $691 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 48 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1923 — 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: 1.11% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (median comp): $123,094
• List price: $99,900
• Delta: -18.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4327 Jessica Ave	0.21mi	2/1.0 (-1)	656 (+11%)	3mo	$100,000	$152	65
3267 Morganford Rd	0.69mi	2/1.0 (-1)	600 (+1%)	7mo	$170,000	$283	55
4351 Potomac St	0.47mi	2/1.0 (-1)	672 (+14%)	9mo	$110,000	$164	44

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,177
• Equity at exit: $14,895

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $12,816
• Equity at exit: $8,638

Cash invested: $27,972 (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 →

ZIP-level market 63116

• Rents YoY: 2.6%
• Active inventory: 261
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,112 high
• Mortgage (P&I): −$524
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $211

Break-even live

Break-even rent $845

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $267	-5% $239	+0% $211	+5% $183	+10% $154
Rent	-10% $123	-5% $167	+0% $211	+5% $255	+10% $299
Rate	-1.0pp $261	-0.5pp $236	base $211	+0.5pp $185	+1.0pp $159

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4215 Neosho St Unit 101 St. Louis, MO	2.0	1.0	750	$825	$1.10	45d	1	0.34mi
3534 Morgan Ford Rd Unit 3534-C St. Louis, MO	2.0	1.0	650	$1,150	$1.77	45d	1	0.37mi
4446 Itaska St Saint Louis, MO	2.0	1.0	732	$1,195	$1.63	0d	1	0.43mi
3860 Bamberger Ave Unit 3N St. Louis, MO	2.0	1.0	700	$799	$1.14	19d	1	0.89mi
3702 Meramec St Unit 1e St. Louis, MO	2.0	1.0	725	$950	$1.31	9d	1	1.18mi
3702 Meramec St Unit 1e St. Louis, MO	2.0	1.0	725	$950	$1.31	0d	1	1.18mi
4451 Grace Ave Saint Louis, MO	2.0	1.0	700	$750	$1.07	19d	1	1.22mi
3611 Wyoming St Unit 3E St. Louis, MO	2.0	1.0	750	$1,199	$1.60	6d	1	1.42mi

Listing history 20 events

1. 2026-06-21
   days on market $99,900 Active 48 DOM
2. 2026-06-18
   days on market $99,900 Active 45 DOM
3. 2026-06-17
   days on market $99,900 Active 44 DOM
4. 2026-06-16
   days on market $99,900 Active 43 DOM
5. 2026-06-15
   days on market $99,900 Active 42 DOM
6. 2026-06-13
   days on market $99,900 Active 40 DOM
7. 2026-06-09
   days on market $99,900 Active 36 DOM
8. 2026-06-08
   pricedays on market $99,900 Active 35 DOM
9. 2026-06-07
   days on market $109,900 Active 34 DOM
10. 2026-06-05
    days on market $109,900 Active 31 DOM
11. 2026-06-03
    days on market $109,900 Active 30 DOM
12. 2026-06-02
    days on market $109,900 Active 29 DOM
13. 2026-06-01
    days on market $109,900 Active 28 DOM
14. 2026-05-31
    days on market $109,900 Active 27 DOM
15. 2026-05-04
    listed $109,900 Active 602-char remark
16. 2023-08-30
    historical
17. 2023-08-19
    listed $113,000 Active
18. 2020-12-04
    soldstatus $632,837
19. 2001-04-02
    soldstatus
20. 1993-04-20
    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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $13,344
• − Mortgage interest: −$5,596
• − Property taxes: −$1,225
• − Insurance: −$500
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$2,906
• Taxable income: $982
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $2,295/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

-84.2% since first listed

7 events — show timeline

• 2026-06-08 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2026-05-04 Listed $109,900 MARIS as Distributed by MLS Grid
• 2023-08-30 Delisted — MARIS as Distributed by MLS Grid
• 2023-08-19 Listed $113,000 MARIS as Distributed by MLS Grid
• 2020-12-04 Sold (Public Records) $632,837 Public Records
• 2001-04-02 Sold (Public Records) — Public Records
• 1993-04-20 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2024): $1,225 · +5.0% YoY. Source: county tax records.