6526 Avalon Ave · University City, MO 63130

$104,900

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 24 Days on market

Built 1939 5,100 sqft lot $113/sqft · 22% above area Est $86k · 22% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors and savvy home buyers! This inviting 2-bedroom, 1-bath property combines classic charm with everyday practicality, highlighted by beautiful hardwood floors throughout. Currently occupied by a reliable long-term tenant of nearly 4 years, the home generates consistent rental income of $975 per month offering immediate cash flow and peace of mind. Ideally located near the vibrant Delmar Loop, this property provides excellent accessibility, strong rental appeal, and promising potential for future appreciation. Recent updates include a furnace and central air system both less than 4 years old, delivering modern comfort and energy efficiency. Whether you're expanding your inve

Key facts

• Delmar loop
• Energy efficiency
• Central air system

Tags

• HARDWOOD FLOORS
• RENTAL INCOME
• DELMAR LOOP
• FURNACE
• CENTRAL AIR SYSTEM
• ENERGY EFFICIENCY

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Back yard

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 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 $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $35k; list at $105k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $103,326 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — 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: 1.34% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (median comp): $85,705
• List price: $104,900
• Delta: 22.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6526 Avalon Ave	0.00mi	2/1.0	930 (0%)	0mo	$104,900	$113	100
6835 Etzel Ave	0.45mi	2/1.0	887 (-5%)	0mo	$89,500	$101	71
6304 Cabanne Ave	0.57mi	3/1.0 (+1)	980 (+5%)	0mo	$171,900	$175	59
6937 Etzel Ave	0.59mi	3/1.5 (+1)	943 (+1%)	6mo	$130,000	$138	58
1085 Pennsylvania Ave	0.67mi	2/1.0	896 (-4%)	6mo	$100,000	$112	57
6745 Vernon Ave	0.51mi	1/1.0 (-1)	1,005 (+8%)	3mo	$99,000	$99	55
6736 Julian Ave	0.25mi	3/2.0 (+1)	1,055 (+13%)	3mo	$139,900	$133	55
6753 Robbins Ave	0.68mi	3/1.0 (+1)	952 (+2%)	7mo	$175,000	$184	54
7020 Corbitt Ave	0.70mi	3/1.0 (+1)	960 (+3%)	4mo	$79,000	$82	53
6219 Julian Ave	0.56mi	3/1.0 (+1)	1,002 (+8%)	5mo	$49,900	$50	52
7034 Corbitt Ave	0.73mi	2/1.5	870 (-6%)	4mo	$52,000	$60	50
7034 Plymouth Ave	0.73mi	2/1.0	1,025 (+10%)	6mo	$160,000	$156	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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $10,632
• Equity at exit: $15,641

10-year hold

• IRR: 18.8%
• Equity multiple: 2.61×
• Total profit: $47,329
• Equity at exit: $9,070

Cash invested: $29,372 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$550
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $420

Break-even live

Break-even rent $875

Max offer price $104,900

Occupancy floor 65%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6540 Avalon Ave Saint Louis, MO	2.0	1.0	696	$1,300	$1.87	16d	1	0.03mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	17d	1	0.08mi
6636 Etzel Ave Saint Louis, MO	3.0	1.5	1019	$1,350	$1.32	7d	1	0.15mi
6636 Etzel Ave Saint Louis, MO	3.0	2.0	1019	$1,350	$1.32	19d	1	0.15mi
6704 Etzel Ave Saint Louis, MO	2.0	1.0	825	$1,325	$1.61	43d	1	0.18mi
1195 Belrue Ave Unit 2S St. Louis, MO	1.0	1.0	800	$795	$0.99	23d	1	0.27mi
6614 Chamberlain Ave Saint Louis, MO	3.0	2.0	1000	$1,820	$1.82	23d	1	0.31mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	4d	1	0.53mi
6401 Cates Ave Saint Louis, MO	1.0	1.0	580	$1,400	$2.41	23d	1	0.56mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	4d	1	0.60mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,045	$1.80	1d	9	0.61mi
900 Eastgate Ave Saint Louis, MO	2.0	1.0	900	$1,095	$1.22	43d	1	0.61mi
1131 Hodiamont Ave Unit 1135-2D St. Louis, MO	3.0	1.0	840	$1,225	$1.46	43d	1	0.61mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	43d	1	0.62mi
6312 Cates Ave Unit 2E University City, MO	2.0	1.0	900	$1,300	$1.44	43d	1	0.62mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	23d	1	0.72mi
5989 Julian Ave Unit 37 St. Louis, MO	2.0	1.0	780	$1,200	$1.54	17d	1	0.80mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	43d	1	0.83mi
6301 Delmar Blvd Unit 2NE University City, MO	1.0	1.0	525	$895	$1.70	17d	1	0.83mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$1,756	$2.31	1d	1	0.86mi
6043 Clemens Ave Apt 2E St. Louis, MO	2.0	1.0	1023	$1,075	$1.05	23d	1	0.89mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,204	$2.37	4d	1	0.96mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	23d	1	1.00mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	21d	1	1.02mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	1.05mi
6048 Washington Blvd Unit 1W St. Louis, MO	2.0	2.0	1012	$1,475	$1.46	43d	1	1.07mi
1101 Purdue Ave Unit 1112 University City, MO	2.0	1.0	650	$1,175	$1.81	4d	1	1.07mi
1100 Midland Blvd Saint Louis, MO	2.0	1.0	637	$1,185	$1.86	1d	2	1.10mi
5811 Cabanne Ave St. Louis, MO	2.0	1.0	800	$1,250	$1.56	43d	1	1.12mi
5803 Cabanne Ave Saint Louis, MO	2.0	1.0	600	$1,200	$2.00	4d	1	1.13mi
5740 Cabanne Ave Saint Louis, MO	1.0	1.0	650	$625	$0.96	43d	1	1.18mi
6186 Waterman Blvd Saint Louis, MO	3.0	1.5	1100	$3,000	$2.73	2d	1	1.22mi
5855 Washington Blvd Unit 1A St. Louis, MO	2.0	1.0	850	$999	$1.18	43d	1	1.28mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	17d	1	1.31mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	43d	1	1.35mi
807 Clara Ave Unit 3 St. Louis, MO	1.0	1.0	650	$699	$1.08	7d	1	1.43mi
807 Clara Ave Unit 7 St. Louis, MO	1.0	1.0	650	$699	$1.08	17d	1	1.43mi
807 Clara Ave Unit 2 St. Louis, MO	1.0	1.0	650	$699	$1.08	43d	1	1.43mi
807 Clara Ave Unit 34 St. Louis, MO	1.0	1.0	650	$799	$1.23	17d	1	1.43mi
807 Clara Ave Apt 33 St. Louis, MO	1.0	1.0	650	$799	$1.23	43d	1	1.43mi

Listing history 13 events

1. 2026-05-04
   price $104,900 1032-char remark
2. 2026-04-28
   listed $109,900 Active 1032-char remark
3. 2024-07-17
   historical
4. 2024-05-30
   price $107,000
5. 2024-05-14
   price $107,500
6. 2024-04-05
   listed $110,000 Active
7. 2020-08-25
   soldstatus $35,000
8. 2008-09-04
   soldstatus $23,000
9. 2008-09-04
   soldstatus $27,500
10. 1994-08-31
    soldstatus
11. 1987-12-01
    soldstatus
12. 1987-12-01
    soldstatus $40,500
13. 1981-06-01
    soldstatus $30,000

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,169 · $97/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: $16,882
• − Mortgage interest: −$5,876
• − Property taxes: −$1,169
• − Insurance: −$524
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,052
• Taxable income: $3,560
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $4,188/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

+249.7% since first listed

15 events — show timeline

• 2026-06-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-22 Pending — MARIS as Distributed by MLS Grid
• 2026-05-04 Price Changed $104,900 MARIS as Distributed by MLS Grid
• 2026-04-28 Listed $109,900 MARIS as Distributed by MLS Grid
• 2024-07-17 Delisted — MARIS as Distributed by MLS Grid
• 2024-05-30 Price Changed $107,000 MARIS as Distributed by MLS Grid
• 2024-05-14 Price Changed $107,500 MARIS as Distributed by MLS Grid
• 2024-04-05 Listed $110,000 MARIS as Distributed by MLS Grid
• 2020-08-25 Sold (Public Records) $35,000 Public Records
• 2008-09-04 Sold (Public Records) $27,500 Public Records
• 2008-09-04 Sold (Public Records) $23,000 Public Records
• 1994-08-31 Sold (Public Records) — Public Records
• 1987-12-01 Sold (Public Records) $40,500 Public Records
• 1987-12-01 Sold (Public Records) — Public Records
• 1981-06-01 Sold (Public Records) $30,000 Public Records

Property tax history

-0.0%/yr

Latest (2022): $1,169 · +1.0% YoY. Source: county tax records.