7530 Trenton Ave · University City, MO 63130

$125,000

3 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 7 Days on market

Built 1923 8,001 sqft lot $111/sqft · 10% below area Est $138k · 10% 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 +27.7/30.0
• ARV discount +11.8/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• 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

3 bed, 1 bath ranch home with a nice fenced in backyard. Wood flooring throughout, kitchen with good cabinet and counter space, full bath and large living room. Unfinished lower level could easily be finished to add value and living space. Sold AS IS.

Key facts

• Wood flooring
• Fenced in backyard
• Large living room

Tags

• FENCED IN BACKYARD
• WOOD FLOORING
• GOOD CABINET AND COUNTER SPACE
• LARGE LIVING ROOM
• UNFINISHED LOWER LEVEL

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity (Ameren); Natural gas connected
• Home design: Single family residence; One story; Residential property
• Construction: Vinyl siding exterior; Basement with 8 ft+ poured walls (unfinished)
• Exterior features: Back yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished living area on one level; Room count: 6

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 9.9% 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: Barbara Jordan Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 310 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $35k 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1923 — 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: 1.26% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.95%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $138,255
• List price: $125,000
• Delta: -9.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7530 Trenton Ave	0.00mi	3/1.0	1,124 (0%)	0mo	$125,000	$111	100
7504 Trenton	0.06mi	2/1.0 (-1)	1,032 (-8%)	2mo	$85,000	$82	77
7449 Wayne Ave	0.14mi	3/2.0	1,212 (+8%)	2mo	$272,500	$225	75
7724 Trenton Ave	0.24mi	2/2.0 (-1)	1,075 (-4%)	0mo	$109,900	$102	72
1509 Bradford Ave	0.61mi	3/1.0	1,208 (+8%)	0mo	$45,000	$37	59
8021 Titus Rd	0.75mi	3/1.0	1,204 (+7%)	0mo	$90,000	$75	53
8244 Monroe Ave	0.43mi	2/1.0 (-1)	1,273 (+13%)	0mo	$104,900	$82	52
1600 Bradford Ave	0.60mi	3/2.0	1,008 (-10%)	2mo	$75,000	$74	49
8305 Garfield Ave	0.62mi	2/1.0 (-1)	1,014 (-10%)	2mo	$104,900	$103	48
1243 Fairview Ave	0.63mi	3/2.0	1,008 (-10%)	1mo	$185,000	$184	48
2005 N Hanley Rd	0.65mi	2/1.0 (-1)	962 (-14%)	1mo	$124,900	$130	40
1135 Wilshire Ave	0.74mi	2/1.0 (-1)	962 (-14%)	1mo	$190,000	$198	36

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $4,794
• Equity at exit: $18,638

10-year hold

• IRR: 13.6%
• Equity multiple: 2.12×
• Total profit: $39,278
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $378

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 71%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	4d	1	0.23mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	23d	1	0.32mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	43d	1	0.39mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	43d	1	0.41mi
8449 Atherton Dr St. Louis, MO	1.0–2.0	1.0	900	$1,245	$1.38	2d	2	0.46mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	14d	1	0.57mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	43d	1	0.61mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	16d	1	0.85mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	43d	1	0.87mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	4d	1	0.87mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	23d	1	0.90mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	23d	1	0.98mi
8246 Montreal Dr Saint Louis, MO	2.0	1.0	850	$1,450	$1.71	43d	1	0.99mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	12d	1	1.02mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	23d	1	1.02mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	23d	1	1.16mi
6936 Melrose Ave Saint Louis, MO	4.0	2.0	1396	$1,858	$1.33	23d	1	1.18mi
6827 Melrose Ave Saint Louis, MO	2.0	1.0	1200	$1,300	$1.08	7d	1	1.32mi
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,767	$4.12	7d	1	1.33mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	17d	1	1.37mi
7254 Tulane Ave #1 University City, MO	2.0	1.0	1144	$1,600	$1.40	17d	1	1.38mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	1.43mi
7125 Dartmouth Ave Saint Louis, MO	2.0	1.0	1242	$1,550	$1.25	43d	1	1.43mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	21d	1	1.45mi
7120 Dartmouth Ave Unit A University City, MO	2.0	1.0	1200	$1,345	$1.12	3d	1	1.46mi
7055 Dartmouth Ave Unit 2 University City, MO	2.0	1.0	1320	$2,100	$1.59	43d	1	1.47mi
7055 Dartmouth Ave Unit 1 University City, MO	2.0	1.0	1320	$2,100	$1.59	43d	1	1.47mi

Listing history 2 events

1. 2026-05-15
   listed $125,000 Active 257-char remark
2. 1988-04-01
   soldstatus

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 20 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: $18,859
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$3,636
• Taxable income: $2,703
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $3,884/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

4 events — show timeline

• 2026-06-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-22 Pending — MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $125,000 MARIS as Distributed by MLS Grid
• 1988-04-01 Sold (Public Records) — Public Records