6812 Bartmer Ave · University City, MO 63130

$164,900

3 bd · 2.0 ba · 1,603 sqft · SingleFamily public records · 7 Days on market

Built 1922 7,148 sqft lot Est $232k · 29% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this amazing 3 bedroom and 2 bathroom home. It offers a main floor master bedroom, the kitchen has a wonderful breakfast bar area. The home also features a back deck and a fenced spacious back yard. Heman Park is also only a short walk away, along with being close to shopping and restaurants.

Key facts

• Functional kitchen
• Brick bungalow
• Spacious backyard

Tags

• BRICK BUNGALOW
• FRONT PORCH
• SPACIOUS BACKYARD
• WOODEN DECK
• FUNCTIONAL KITCHEN
• WARM WOOD CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 10.1% vs local median 4.9% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pershing Elem. (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 265 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $118k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $164,900

Questions for the listing agent

1. Built in 1922 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.25% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $232,435
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6775 Chamberlain Ave	0.07mi	3/2.0	1,592 (-1%)	0mo	$150,000	$94	95
6750 Corbitt Ave	0.23mi	3/1.5	1,525 (-5%)	4mo	$94,900	$62	76
6634 Chamberlain Ave	0.31mi	4/2.0 (+1)	1,516 (-5%)	4mo	$249,000	$164	68
6903 Etzel Ave	0.21mi	2/2.5 (-1)	1,464 (-9%)	3mo	$249,900	$171	66
6918 Dartmouth Ave	0.27mi	3/2.5	1,434 (-10%)	3mo	$375,000	$262	65
6715 Chamberlain Ave	0.20mi	4/3.0 (+1)	1,728 (+8%)	4mo	$359,000	$208	65
6806 Corbitt Ave	0.20mi	2/1.0 (-1)	1,459 (-9%)	2mo	$140,000	$96	65
6954 Plymouth Ave	0.37mi	2/1.0 (-1)	1,512 (-6%)	2mo	$21,100	$14	63
6759 Raymond Ave	0.46mi	3/2.5	1,728 (+8%)	3mo	$249,900	$145	61
7209 Dorset Ave	0.63mi	3/2.5	1,666 (+4%)	4mo	$340,000	$204	58
1173 Partridge Ave	0.56mi	2/1.0 (-1)	1,646 (+3%)	3mo	$119,900	$73	58
6512 Etzel Ave	0.47mi	4/1.5 (+1)	1,448 (-10%)	4mo	$59,900	$41	51

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $7,540
• Equity at exit: $24,587

10-year hold

• IRR: 14.2%
• Equity multiple: 2.18×
• Total profit: $54,347
• Equity at exit: $14,258

Cash invested: $46,172 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$865
• Tax from tax record: −$172 /mo · $2,063/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $518

Break-even live

Break-even rent $1,399

Max offer price $164,900

Occupancy floor 70%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,767	$4.12	7d	1	0.25mi
7002 Tulane Ave Unit 2FL Saint Louis, MO	2.0	2.0	1700	$1,995	$1.17	20d	1	0.38mi
7055 Dartmouth Ave Unit 1 University City, MO	2.0	1.0	1320	$2,100	$1.59	43d	1	0.42mi
7055 Dartmouth Ave Unit 2 University City, MO	2.0	1.0	1320	$2,100	$1.59	43d	1	0.42mi
6827 Melrose Ave Saint Louis, MO	2.0	1.0	1200	$1,300	$1.08	7d	1	0.43mi
6936 Melrose Ave Saint Louis, MO	4.0	2.0	1396	$1,858	$1.33	23d	1	0.45mi
7104 Tulane Ave Saint Louis, MO	2.0	1.0	1400	$1,745	$1.25	43d	1	0.48mi
7125 Dartmouth Ave Saint Louis, MO	2.0	1.0	1242	$1,550	$1.25	43d	1	0.48mi
7104 Tulane Ave Unit 1 University City, MO	2.0	1.0	1200	$1,900	$1.58	23d	1	0.49mi
7120 Dartmouth Ave Unit A University City, MO	2.0	1.0	1200	$1,345	$1.12	3d	1	0.49mi
7045 Plymouth Ave Saint Louis, MO	3.0	2.0	1532	$1,745	$1.14	12d	1	0.49mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.62mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	43d	1	0.63mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$2,095	$2.76	1d	1	0.65mi
7227 Balson Ave Saint Louis, MO	3.0	2.0	1682	$1,650	$0.98	7d	1	0.67mi
6409 Enright Ave University City, MO	3.0	1.5	1320	$2,420	$1.83	1d	2	0.68mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	43d	1	0.69mi
6261 Clemens Ave Saint Louis, MO	3.0	1.0	1200	$1,700	$1.42	43d	1	0.70mi
603 Westgate Ave University City, MO	2.0	2.5	1290	$1,750	$1.36	43d	1	0.71mi
7260 Dartmouth Ave Unit 1-West University City, MO	3.0	2.0	1650	$1,795	$1.09	43d	1	0.73mi
7254 Tulane Ave #1 University City, MO	2.0	1.0	1144	$1,600	$1.40	17d	1	0.73mi
7261 Delmar Blvd University City, MO	3.0	1.0	1416	$1,950	$1.38	1d	1	0.83mi
7330 Ahern Ave Saint Louis, MO	3.0	1.5	1872	$2,450	$1.31	43d	1	0.83mi
7333 Amherst Ave Unit 1W University City, MO	3.0	1.0	1600	$2,350	$1.47	43d	1	0.83mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,795	$2.46	1d	9	0.86mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	17d	1	0.88mi
7045 Pershing Ave Saint Louis, MO	4.0	1.5	2080	$3,900	$1.88	1d	1	0.91mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,610	$2.80	4d	1	1.03mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	43d	1	1.09mi
7250 Pershing Ave Unit 1 University City, MO	3.0	2.5	2016	$3,700	$1.84	23d	1	1.10mi
7256 Pershing Ave Unit A University City, MO	3.0	2.0	2178	$3,795	$1.74	17d	1	1.11mi
6036 Washington Blvd Apt 1W St. Louis, MO	2.0	1.0	1200	$1,350	$1.12	17d	1	1.14mi
6186 Waterman Blvd Saint Louis, MO	3.0	1.5	1100	$3,000	$2.73	3d	1	1.16mi
1108 N Hanley Rd St. Louis, MO	3.0	2.0	1800	$1,795	$1.00	12d	1	1.17mi
7379 Pershing Ave Unit 1E Saint Louis, MO	3.0	2.0	1700	$2,295	$1.35	1d	1	1.19mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	43d	1	1.23mi
6124 Waterman Blvd Unit 6124 St. Louis, MO	2.0	2.0	1500	$2,250	$1.50	14d	1	1.23mi
6017 Kingsbury Ave Unit 2f St. Louis, MO	4.0	1.0	1500	$3,250	$2.17	17d	1	1.24mi
6017 Kingsbury Ave Unit 1F St. Louis, MO	3.0	1.0	1600	$2,700	$1.69	17d	1	1.24mi
6009 Kingsbury Ave Saint Louis, MO	2.0	1.0	1368	$1,300	$0.95	23d	1	1.25mi

Listing history 13 events

1. 2026-04-03
   status Pending
2. 2026-03-27
   listed $164,900 Active
3. 2021-04-14
   soldstatus $118,000
4. 2021-04-09
   soldstatus Closed 306-char remark

   Show marketing remark (306 chars)

   Welcome to this amazing 3 bedroom and 2 bathroom home. It offers a main floor master bedroom, the kitchen has a wonderful breakfast bar area. The home also features a back deck and a fenced spacious back yard. Heman Park is also only a short walk away, along with being close to shopping and restaurants.

5. 2021-03-27
   status Pending 306-char remark

   Show marketing remark (306 chars)

   Welcome to this amazing 3 bedroom and 2 bathroom home. It offers a main floor master bedroom, the kitchen has a wonderful breakfast bar area. The home also features a back deck and a fenced spacious back yard. Heman Park is also only a short walk away, along with being close to shopping and restaurants.

6. 2021-03-18
   listed $129,000 Active 306-char remark

   Show marketing remark (306 chars)

   Welcome to this amazing 3 bedroom and 2 bathroom home. It offers a main floor master bedroom, the kitchen has a wonderful breakfast bar area. The home also features a back deck and a fenced spacious back yard. Heman Park is also only a short walk away, along with being close to shopping and restaurants.

7. 2021-03-04
   historical $129,000 306-char remark

   Show marketing remark (306 chars)

   Welcome to this amazing 3 bedroom and 2 bathroom home. It offers a main floor master bedroom, the kitchen has a wonderful breakfast bar area. The home also features a back deck and a fenced spacious back yard. Heman Park is also only a short walk away, along with being close to shopping and restaurants.

8. 2017-10-13
   price $110,000
9. 2017-09-10
   price $125,000
10. 2017-08-26
    price $140,000
11. 2004-02-10
    soldstatus $73,000
12. 1985-01-01
    soldstatus
13. 1985-01-01
    soldstatus $28,000

ⓘ 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: $2,063 · $172/mo
• Projected year-2 tax: $2,063 · $172/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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,656
• − Mortgage interest: −$9,237
• − Property taxes: −$2,063
• − Insurance: −$824
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$4,797
• Taxable income: $3,790
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $5,305/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

Amenities D- Commute D- Cost of living B Crime C+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+488.9% since first listed

13 events — show timeline

• 2026-04-03 Pending — MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $164,900 MARIS as Distributed by MLS Grid
• 2021-04-14 Sold (Public Records) $118,000 Public Records
• 2021-04-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-27 Pending — MARIS as Distributed by MLS Grid
• 2021-03-18 Listed $129,000 MARIS as Distributed by MLS Grid
• 2021-03-04 Coming Soon $129,000 MARIS as Distributed by MLS Grid
• 2017-10-13 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2017-09-10 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2017-08-26 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2004-02-10 Sold (Public Records) $73,000 Public Records
• 1985-01-01 Sold (Public Records) $28,000 Public Records
• 1985-01-01 Sold (Public Records) — Public Records

Property tax history

-1.9%/yr

Latest (2022): $2,063 · +1.0% YoY. Source: county tax records.