3928 Minnesota Ave · St. Louis, MO 63118

$50,000

2 bd · 2.0 ba · 2,058 sqft · SingleFamily public records · 10 Days on market

Built 1911 3,175 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

2 beds and 2058 sf property in South St. Louis City! Great location with quick access to Highway 55. This property is a fixer-upper with great investment and significant value-add potential. Property to be sold AS-IS; seller to provide no repairs or inspections.

Key facts

• Value-add potential
• Investment potential
• Fixer-upper

Tags

• QUICK ACCESS TO HIGHWAY 55
• FIXER-UPPER
• INVESTMENT POTENTIAL
• VALUE-ADD POTENTIAL

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Sewer available
• Home design: Single-family residence; Two levels; Residential property
• Construction: Concrete construction
• Exterior features: Level lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 26.5% 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: Meramec Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 202 students, 98% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 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: Rents rising fast (+4.9%/yr); 243 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/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 $346 of loan paydown is wiped out by about $2k 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 + 4.9% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1911 — 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 $50,000

Questions for the listing agent

1. Built in 1911 — 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: 2.96% ✓
• Cap rate: 26.54%
• Cash-on-cash: 72.32%
• DSCR: 4.22
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $246,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4111 California Ave	0.31mi	3/2.0 (+1)	2,056 (-0%)	7mo	$174,900	$85	74
3824 Michigan Ave	0.15mi	3/2.0 (+1)	2,340 (+14%)	6mo	$209,000	$89	61
3704 Ohio Ave	0.48mi	3/3.5 (+1)	1,938 (-6%)	1mo	$249,900	$129	56
3647 Pennsylvania Ave	0.35mi	3/3.5 (+1)	1,898 (-8%)	6mo	$295,000	$155	55
3500 California Ave	0.61mi	3/2.5 (+1)	1,964 (-5%)	4mo	$314,900	$160	54
3517 Minnesota Ave	0.52mi	3/2.5 (+1)	1,900 (-8%)	6mo	$199,000	$105	51
2217 Keokuk St	0.58mi	3/2.5 (+1)	1,840 (-11%)	1mo	$219,000	$119	48
3419 California Ave	0.68mi	3/1.5 (+1)	2,202 (+7%)	2mo	$245,000	$111	47
3413 Oregon Ave	0.67mi	3/2.5 (+1)	2,268 (+10%)	2mo	$349,900	$154	43
3539 Pennsylvania Ave	0.48mi	3/2.5 (+1)	1,760 (-14%)	5mo	$245,000	$139	42
3506 Pennsylvania Ave	0.54mi	3/2.0 (+1)	1,758 (-15%)	5mo	$195,000	$111	42
3449 Tennessee Ave	0.68mi	3/1.5 (+1)	2,328 (+13%)	2mo	$280,000	$120	38

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 74.1%
• Equity multiple: 4.47×
• Total profit: $48,519
• Equity at exit: $7,455

10-year hold

• IRR: 78.4%
• Equity multiple: 9.84×
• Total profit: $123,729
• Equity at exit: $4,323

Cash invested: $14,000 (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 63118

• Rents YoY: 4.9%
• Active inventory: 243
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$262
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $844

Break-even live

Break-even rent $413

Max offer price $50,000

Occupancy floor 38%

Sensitivity live

Price	-10% $872	-5% $858	+0% $844	+5% $830	+10% $815
Rent	-10% $727	-5% $785	+0% $844	+5% $902	+10% $961
Rate	-1.0pp $869	-0.5pp $857	base $844	+0.5pp $831	+1.0pp $818

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	15d	1	0.11mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	25d	1	0.12mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	45d	1	0.34mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	45d	1	0.35mi
3458 Alberta St Saint Louis, MO	1.0	1.0	2244	$770	$0.34	13d	1	0.40mi
4250 Michigan Ave Saint Louis, MO	2.0	1.0	2184	$1,200	$0.55	45d	1	0.46mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	45d	1	0.55mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	18d	1	0.56mi
3653 S Grand Blvd Saint Louis, MO	1.0	1.0	2050	$1,350	$0.66	3d	4	0.61mi
3410 Virginia Ave Unit B St. Louis, MO	2.0	2.0	1442	$1,375	$0.95	17d	1	0.67mi
3627 Missouri Ave Unit A St. Louis, MO	1.0	1.0	1470	$1,195	$0.81	25d	1	0.68mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	17d	1	0.68mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	21d	1	0.70mi
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	5d	1	0.70mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	8d	1	0.85mi
4657 Idaho Ave Unit 4659 St. Louis, MO	2.0	2.0	1668	$1,295	$0.78	25d	1	0.93mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$1,788	$1.47	3d	15	0.94mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	45d	1	0.97mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	8d	1	0.97mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	45d	1	0.99mi
3615 Humphrey St Unit 1ST St. Louis, MO	1.0	1.0	1400	$1,495	$1.07	25d	1	1.02mi
2634 Arsenal St St. Louis, MO	2.0	1.0	1500	$1,400	$0.93	25d	1	1.12mi
2636 Arsenal St St. Louis, MO	2.0	1.0	1500	$1,400	$0.93	25d	1	1.12mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	5d	1	1.15mi
3228 Arsenal St Unit 1f St. Louis, MO	2.0	1.0	2702	$1,395	$0.52	25d	1	1.16mi

Listing history 4 events

1. 2026-06-09
   days on market $50,000 Active 10 DOM
2. 2026-06-08
   days on market $50,000 Active 9 DOM
3. 2026-06-07
   remarks 263-char remark
4. 2026-06-07
   listed $50,000 Active 8 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: $517 · $43/mo
• Projected year-2 tax: $517 · $43/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 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,770
• − Mortgage interest: −$2,801
• − Property taxes: −$517
• − Insurance: −$250
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$1,455
• Taxable income: $9,905
• Est. tax owed @ 24.0%: −$2,377
• After-tax cash flow: $7,748/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+56.2% since first listed

10 events — show timeline

• 2026-06-05 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-16 Listed $50,000 MARIS as Distributed by MLS Grid
• 2026-05-16 Coming Soon $50,000 MARIS as Distributed by MLS Grid
• 2007-03-20 Sold (Public Records) $165,000 Public Records
• 2005-05-02 Sold (Public Records) $117,000 Public Records
• 2004-07-09 Sold (Public Records) $27,000 Public Records
• 2004-07-09 Sold (Public Records) $23,000 Public Records
• 2001-03-19 Sold (Public Records) $49,200 Public Records
• 1999-02-08 Sold (Public Records) $32,000 Public Records
• 1993-01-13 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2023): $517 · +1.2% YoY. Source: county tax records.