3524 Paris Ave · St. Louis, MO 63115

$18,000

3 bd · 1.0 ba · 1,624 sqft · SingleFamily public records · 56 Days on market

Built 1907 3,497 sqft lot $11/sqft · 54% below area

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Welcome to one of St. Louis City’s most beloved historic neighborhoods, where every block tells a story and every home has a heartbeat. This two-story gem is brimming with character and ready for someone with vision to bring it back to life. Step inside and you’ll immediately notice the original woodwork, tall ceilings, and vintage details that whisper the charm of a bygone era. Natural light pours through large windows, highlighting the home’s potential and the solid bones that make projects like this worthwhile. The layout offers endless possibilities, whether you dream of restoring its old world elegance or blending modern updates with timeless craftsmanship. Outside, t

Key facts

• Large windows
• Spacious yard
• Vintage details

Tags

• ORIGINAL WOODWORK
• TALL CEILINGS
• VINTAGE DETAILS
• LARGE WINDOWS
• SPACIOUS YARD
• OUTDOOR OASIS

Property features AI

Finance

• Other: Living area approximately 1,624 (estimated); Lot size approximately 0.0803 acres

Exterior

• Utilities: Public water; Public sewer; Electric: Other
• Home design: Single family residence; Two levels; Private ownership
• Construction: Brick construction
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms total; One main-level bedroom; Two upper-level bedrooms
• Bathrooms: Two full bathrooms; One full bathroom on the main level; One full bathroom on the upper level
• Heating & cooling: Other heating; Other cooling
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.
• Cap rate 55.9% 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 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: Hickey Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 273 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 43% of the median local income ($31k/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 $124 of loan paydown is wiped out by about $540 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1907 — 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 $17,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1907 — 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. 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?
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: 6.11% ✓
• Cap rate: 55.89%
• Cash-on-cash: 177.14%
• DSCR: 8.88
• GRM: 1.4

CMA / ARV

• ARV (median comp): $38,781
• List price: $18,000
• Delta: -53.59%
• 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
3526 Paris Ave	0.01mi	3/2.0	1,624 (0%)	6mo	$25,000	$15	91
3208 N Taylor Ave	0.16mi	3/1.5	1,500 (-8%)	10mo	$24,900	$17	70
4166 Farlin Ave	0.51mi	3/1.5	1,684 (+4%)	6mo	$15,000	$9	63
4741 Greer Ave	0.55mi	3/2.0	1,766 (+9%)	0mo	$10,000	$6	56
4227 W Labadie Ave	0.35mi	3/1.5	1,505 (-7%)	17mo	$55,000	$37	55
4743 Maffitt Ave	0.65mi	4/1.5 (+1)	1,550 (-5%)	5mo	$154,900	$100	51
4725 Maffitt Ave	0.62mi	3/1.5	1,508 (-7%)	9mo	$45,000	$30	50
4261 Red Bud Ave	0.75mi	4/1.0 (+1)	1,734 (+7%)	2mo	$89,900	$52	47
4025 Lexington Ave	0.70mi	3/2.0	1,666 (+3%)	16mo	$165,000	$99	46
4253 Holly Ave	0.68mi	4/1.0 (+1)	1,468 (-10%)	7mo	$32,800	$22	42
4038 N Newstead Ave	0.38mi	3/2.0	1,408 (-13%)	19mo	$50,000	$36	40
4004 Lexington Ave	0.74mi	2/2.5 (-1)	1,584 (-2%)	20mo	$150,000	$95	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: —
• Equity multiple: 9.83×
• Total profit: $44,485
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 20.81×
• Total profit: $99,819
• Equity at exit: $1,556

Cash invested: $5,040 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$94
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $744

Break-even live

Break-even rent $157

Max offer price $18,000

Occupancy floor 27%

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	43d	1	0.47mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	4d	1	0.56mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	43d	1	0.62mi
4223 Red Bud Ave Unit 1F St. Louis, MO	2.0	1.0	1167	$895	$0.77	43d	1	0.66mi
4202 Gano Ave Saint Louis, MO	3.0	1.0	1650	$1,168	$0.71	23d	1	1.22mi
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	43d	1	1.22mi
5223 Ashland Ave Saint Louis, MO	2.0	1.0	2200	$1,250	$0.57	43d	1	1.22mi
2046 Obear Ave Unit A St. Louis, MO	3.0	1.5	1456	$1,070	$0.73	43d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $18,000 Active 56 DOM
2. 2026-06-17
   days on market $18,000 Active 55 DOM
3. 2026-06-16
   days on market $18,000 Active 54 DOM
4. 2026-06-15
   days on market $18,000 Active 53 DOM
5. 2026-06-13
   days on market $18,000 Active 51 DOM
6. 2026-06-09
   days on market $18,000 Active 47 DOM
7. 2026-06-08
   pricedays on market $18,000 Active 46 DOM
8. 2026-06-07
   days on market $28,000 Active 45 DOM
9. 2026-06-05
   days on market $28,000 Active 42 DOM
10. 2026-06-03
    days on market $28,000 Active 41 DOM
11. 2026-06-02
    days on market $28,000 Active 40 DOM
12. 2026-06-01
    days on market $28,000 Active 39 DOM
13. 2026-05-31
    days on market $28,000 Active 38 DOM
14. 2026-04-23
    listed $28,000 Active 1173-char remark
15. 2004-02-19
    soldstatus $63,500
16. 1997-05-22
    soldstatus
17. 1997-05-22
    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: $269 · $22/mo
• Projected year-2 tax: $269 · $22/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 ≥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: $13,189
• − Mortgage interest: −$1,008
• − Property taxes: −$269
• − Insurance: −$90
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$524
• Taxable income: $9,188
• Est. tax owed @ 24.0%: −$2,205
• After-tax cash flow: $6,723/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

-71.7% since first listed

5 events — show timeline

• 2026-06-08 Price Changed $18,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $28,000 MARIS as Distributed by MLS Grid
• 2004-02-19 Sold (Public Records) $63,500 Public Records
• 1997-05-22 Sold (Public Records) — Public Records
• 1997-05-22 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2024): $269 · +4.6% YoY. Source: county tax records.