5901 Mcarthur Ave · St. Louis, MO 63120

$58,500

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 6 Days on market

Built 1953 Est $63k · 7% under

---

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 +30.0/30.0
• ARV discount +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Key facts

• 2 garage spots
• Built 1953
• Listed 6 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single family residence; One level (home listed as One level); Residential property
• Construction: Brick construction
• Exterior features: Back yard; Back yard fencing

Interior

• Bedrooms: 3 bedrooms total (1 on main level, 2 on upper level)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom (on upper/main levels)
• Heating & cooling: Forced air heating; Wall unit cooling
• Interior features: Carpet and hardwood flooring; Forced air heating; Wall cooling units; Basement with block and concrete construction
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Cap rate 17.4% 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 B — 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: Walbridge Elem. Community Ed. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 128 students, 98% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 students, 99% FRL) — zoned schools average 98% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 39% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $720 of equity ($404 loan paydown + $316 appreciation (0.5% local appreciation)).
• 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 (0.5% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $58,500

Questions for the listing agent

1. Built in 1953 — 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: 1.94% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.71%
• DSCR: 2.77
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $62,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5920 Dressell Ave	0.05mi	2/1.0	912 (0%)	3mo	$75,000	$82	95
34 Blakemore Pl	0.37mi	2/1.0	988 (+8%)	2mo	$55,000	$56	67
6206 Lorraine Ave	0.49mi	3/1.0 (+1)	918 (+1%)	6mo	$69,900	$76	66
6404 Myron Ave	0.59mi	2/1.0	875 (-4%)	6mo	$60,000	$69	61
6444 Myron Ave	0.68mi	2/1.0	918 (+1%)	8mo	$59,995	$65	61
6241 Lorraine Ave	0.56mi	3/1.0 (+1)	950 (+4%)	4mo	$57,900	$61	58
2505 Crescent Ave	0.47mi	3/1.0 (+1)	850 (-7%)	5mo	$100,000	$118	57
3336 Oakdale Ave	0.61mi	2/1.0	816 (-10%)	1mo	$65,000	$80	53
5710 Saint Louis Ave	0.68mi	2/1.0	1,000 (+10%)	7mo	$25,000	$25	46
4324 Beachwood Ave	0.71mi	2/1.0	832 (-9%)	8mo	$40,000	$48	46
3711 Sylvan Pl	0.65mi	3/1.0 (+1)	820 (-10%)	5mo	$134,900	$165	44
4229 Oakwood Ave	0.74mi	1/1.0 (-1)	813 (-11%)	10mo	$50,000	$62	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 3.09×
• Total profit: $34,299
• Equity at exit: $18,581

10-year hold

• IRR: 43.9%
• Equity multiple: 6.11×
• Total profit: $83,680
• Equity at exit: $23,652

Cash invested: $16,380 (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 63120

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$307
• Tax from tax record: −$25 /mo · $306/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $542

Break-even live

Break-even rent $451

Max offer price $58,500

Occupancy floor 47%

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3720 Darby St Saint Louis, MO	2.0	1.0	960	$1,123	$1.17	44d	1	0.10mi
5818 Ferris Ave Saint Louis, MO	3.0	1.0	1014	$1,500	$1.48	44d	1	0.12mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	23d	1	0.81mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	4d	1	0.81mi
5662 Maffitt Ave Saint Louis, MO	2.0	1.0	850	$895	$1.05	7d	1	0.87mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	23d	1	1.05mi
5608 Wabada Ave Saint Louis, MO	2.0	1.0	910	$1,300	$1.43	16d	1	1.06mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	23d	1	1.08mi
4935 Alcott Ave Saint Louis, MO	3.0	1.0	680	$705	$1.04	16d	1	1.08mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	23d	1	1.10mi
1965 Arlington Ave Saint Louis, MO	3.0	1.0	980	$1,300	$1.33	4d	1	1.24mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	1.24mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	1.25mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	44d	1	1.30mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	23d	1	1.35mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	18d	1	1.39mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	23d	1	1.39mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	1.42mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	1.45mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	4d	1	1.45mi

Listing history 7 events

1. 2026-06-18
   days on market $58,500 Active 6 DOM
2. 2026-06-17
   days on market $58,500 Active 5 DOM
3. 2026-06-16
   days on market $58,500 Active 4 DOM
4. 2026-06-15
   days on market $58,500 Active 3 DOM
5. 2026-06-13
   statusdays on market $58,500 Active 1 DOM
6. 2026-06-09
   days on market $58,500 Coming Soon 2 DOM
7. 2026-06-08
   listed $58,500 Coming Soon 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: $306 · $25/mo
• Projected year-2 tax: $567 · $47/mo
• Expected delta: +$262/yr (+$22/mo · 85.5%)

ⓘ 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: $13,651
• − Mortgage interest: −$3,277
• − Property taxes: −$306
• − Insurance: −$292
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$1,702
• Taxable income: $5,890
• Est. tax owed @ 24.0%: −$1,414
• After-tax cash flow: $5,091/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): 6,790
• Household income: $35,176
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 555.0

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 (90%)
• Race & ethnicity: Black 90% Two or more races 7% White 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 0.54%
• Current HPI: 141.8177
• 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

+30.0% since first listed

5 events — show timeline

• 2026-06-07 Coming Soon $58,500 MARIS as Distributed by MLS Grid
• 2024-02-06 Delisted — MARIS as Distributed by MLS Grid
• 2024-01-02 Pending — MARIS as Distributed by MLS Grid
• 2023-11-01 Listed $45,000 MARIS as Distributed by MLS Grid
• 2023-10-28 Coming Soon — MARIS as Distributed by MLS Grid

Property tax history

-4.6%/yr

Latest (2024): $306 · +4.7% YoY. Source: county tax records.