3719 Marine Ave · St. Louis, MO 63118

$89,500

2 bd · 1.0 ba · 590 sqft · SingleFamily public records · 15 Days on market

Built 1882 4,081 sqft lot

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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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

Stop renting and start building equity—this is your opportunity to own and create value! This cute 2-bedroom home has been owned by the same family for decades and offers great potential with the right vision for someone ready to make it their own. Many updates have been completed over the years. The previously updated kitchen features more cabinetry than typically found in a home of this size and includes a must-see pull-out pantry you’ll love. The layout offers a convenient main floor bedroom with an additional bedroom upstairs, providing flexibility for everyday living or future needs. Additional room off living room could be a home office space. Outside, you’ll find a

Key facts

• Second deeded lot
• Fenced yard
• Updated kitchen

Tags

• UPDATED KITCHEN
• PULL-OUT PANTRY
• MAIN FLOOR BEDROOM
• FENCED YARD
• DETACHED GARAGE
• SECOND DEEDED LOT

Property features AI

Finance

• Other: Homestead Senior tax classification
• Financial info: Lease not considered

Exterior

• Parking: No driveway; On-street parking; Garage with workshop; Has attached garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity connected; Natural gas connected; Phone connected; Water connected; Sewer connected
• Home design: Single family residence; One and one half levels; Residential property
• Construction: Steel siding; Shingle roof; Stone foundation; Basement with 8 ft+ poured walls, unfinished, interior and exterior entries, walk-out access
• Exterior features: Back yard; Some trees; Chain link fencing; Storm door(s)

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms total (1 on main level, 1 on upper level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Pantry; Carbon monoxide detector(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 C — 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: Monroe Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 158 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); 240 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); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1882 — 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 $88,157 (1.5% below list)

Questions for the listing agent

1. Built in 1882 — 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: 1.12% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $3,431
• Equity at exit: $13,345

10-year hold

• IRR: 14.6%
• Equity multiple: 2.27×
• Total profit: $31,786
• Equity at exit: $7,738

Cash invested: $25,060 (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: 240
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,004 high
• Mortgage (P&I): −$469
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $252

Break-even live

Break-even rent $686

Max offer price $89,500

Occupancy floor 70%

Sensitivity live

Price	-10% $302	-5% $277	+0% $252	+5% $226	+10% $201
Rent	-10% $172	-5% $212	+0% $252	+5% $291	+10% $331
Rate	-1.0pp $297	-0.5pp $274	base $252	+0.5pp $228	+1.0pp $205

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3743 Wisconsin Ave Unit 37433RDF St. Louis, MO	2.0	1.5	750	$895	$1.19	44d	1	0.10mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$1,788	$1.47	2d	15	0.31mi
3600 Texas Ave Saint Louis, MO	1.0	1.0	665	$1,198	$1.80	5d	2	0.38mi
1952 Cherokee St Unit 2F St. Louis, MO	1.0	1.0	750	$1,200	$1.60	22d	1	0.39mi
2700 Chippewa St Saint Louis, MO	1.0	1.0	703	$685	$0.97	2d	1	0.46mi
4102 California Ave Unit 2s St. Louis, MO	1.0	1.0	745	$725	$0.97	44d	1	0.74mi
3434 Nebraska Ave Saint Louis, MO	2.0	1.0	747	$1,100	$1.47	44d	1	0.74mi
3839 Pennsylvania Ave Saint Louis, MO	2.0	1.0	725	$1,000	$1.38	21d	1	0.78mi
3236 California Ave Unit 3 St. Louis, MO	1.0	1.0	600	$950	$1.58	24d	1	0.78mi
4202 California Ave St. Louis, MO	1.0	1.0	600	$625	$1.04	15d	1	0.84mi
2837 Meramec St Apt 1E St. Louis, MO	1.0	1.0	700	$850	$1.21	24d	1	0.88mi
2654 Pestalozzi St Unit 3A St. Louis, MO	1.0	1.0	650	$775	$1.19	44d	1	1.03mi
2861 Ohio Ave Unit B St. Louis, MO	1.0	1.0	700	$825	$1.18	24d	1	1.08mi
3402 Dunnica Ave Unit 3400 1f St. Louis, MO	1.0	1.0	695	$775	$1.12	24d	1	1.09mi
3406 Keokuk St Unit 3406 St. Louis, MO	1.0	1.0	700	$800	$1.14	44d	1	1.10mi
2749 Pestalozzi St Apt 2W St. Louis, MO	1.0	1.0	500	$795	$1.59	18d	1	1.12mi
3108 Minnesota Ave Saint Louis, MO	1.0	1.0	642	$1,312	$2.04	2d	3	1.16mi
3100 Arsenal St Unit 2 St. Louis, MO	1.0	1.0	600	$799	$1.33	18d	1	1.18mi
3009 Pennsylvania Ave Saint Louis, MO	1.0–2.0	1.0–2.0	928	$1,195	$1.29	21d	6	1.20mi
4528 Nebraska Ave Unit 104 St. Louis, MO	1.0	1.0	750	$950	$1.27	24d	1	1.25mi
4508 Pennsylvania Ave Unit 2N St. Louis, MO	1.0	1.0	750	$740	$0.99	44d	1	1.25mi
4508 Pennsylvania Ave Unit 2N St. Louis, MO	1.0	1.0	750	$740	$0.99	24d	1	1.25mi
4255 Virginia Ave Unit 206 St. Louis, MO	1.0	1.0	506	$750	$1.48	44d	1	1.25mi
4305 Virginia Ave Unit 204 St. Louis, MO	1.0	1.0	646	$785	$1.22	15d	1	1.27mi
3653 S Grand Blvd Saint Louis, MO	1.0	1.0	2050	$1,350	$0.66	2d	4	1.29mi
3954 S Grand Blvd Apt 3N St. Louis, MO	1.0	1.0	650	$625	$0.96	44d	1	1.30mi
2528 Texas Ave St. Louis, MO	1.0–2.0	1.0–2.0	823	$1,795	$2.18	2d	8	1.30mi
3021 Pestalozzi St Unit 105 St. Louis, MO	1.0	1.0	600	$750	$1.25	18d	1	1.30mi
3021 Pestalozzi St Apt 205 St. Louis, MO	1.0	1.0	600	$750	$1.25	44d	1	1.30mi
3021 Pestalozzi St Unit 104 St. Louis, MO	1.0	1.0	600	$799	$1.33	44d	1	1.30mi
3021 Pestalozzi St Unit 201 St. Louis, MO	1.0	1.0	600	$829	$1.38	24d	1	1.30mi
2424 S 9th St St. Louis, MO	1.0–2.0	1.0–2.0	796	$2,019	$2.54	2d	19	1.31mi
2500 Ohio Ave St. Louis, MO	1.0–2.0	1.0–2.0	845	$1,895	$2.24	2d	19	1.34mi
3702 Meramec St Unit 1e St. Louis, MO	2.0	1.0	725	$950	$1.31	8d	1	1.42mi
4101 Dewey Ave Unit 2F St. Louis, MO	1.0	1.0	650	$775	$1.19	24d	1	1.43mi
4718-4720 Nebraska Ave Unit 1 St. Louis, MO	1.0	1.0	650	$695	$1.07	24d	1	1.44mi
3111a Arkansas Ave St. Louis, MO	1.0	1.0	700	$875	$1.25	44d	1	1.47mi
4329 S Grand Blvd Saint Louis, MO	1.0	1.0	600	$750	$1.25	44d	1	1.47mi
4048 Giles Ave Apt 1S St. Louis, MO	1.0	1.0	650	$795	$1.22	15d	1	1.48mi
3611 Wyoming St Unit 3E St. Louis, MO	2.0	1.0	750	$1,199	$1.60	5d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $89,500 Active 15 DOM
2. 2026-06-17
   days on market $89,500 Active 14 DOM
3. 2026-06-16
   days on market $89,500 Active 13 DOM
4. 2026-06-15
   days on market $89,500 Active 12 DOM
5. 2026-06-13
   days on market $89,500 Active 10 DOM
6. 2026-06-09
   days on market $89,500 Active 6 DOM
7. 2026-06-08
   days on market $89,500 Active 5 DOM
8. 2026-06-07
   days on market $89,500 Active 4 DOM
9. 2026-06-05
   remarks 681-char remark
10. 2026-06-05
    listed $89,500 Active 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: $423 · $35/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: +$445/yr (+$37/mo · 105.3%)

ⓘ 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 ≥109°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: $12,052
• − Mortgage interest: −$5,013
• − Property taxes: −$423
• − Insurance: −$448
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,604
• Taxable income: $1,636
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $2,626/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

1 event — show timeline

• 2026-06-03 Listed $89,500 MARIS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2023): $423 · -0.5% YoY. Source: county tax records.