1739 Grape Ave · St. Louis, MO 63147

$75,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 3 Days on market

Built 1941 3,850 sqft lot Est $72k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.8/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyers this cute 3 bedroom 1 1/2-bathroom home is just what a small family need. Large Living room and a nice sized Dining room both with beautiful hardwood floors. Small fenced in yard for children to play in. Buyers will not be disappointed here, convenient location close to everything. Occupancy inspection has already been completed all to do is to move in.

Key facts

• Arched door ways
• Large kitchen
• Brick home

Tags

• BRICK HOME
• PARTIALLY FINISHED BASEMENT
• OPEN FINISHED ATTIC
• LARGE KITCHEN
• WOOD THROUGHOUT MAIN LEVEL
• ARCHED DOOR WAYS

Property features AI

Finance

• Other: Above-grade finished area ~1032 (per public records); Basement: full, partially finished, walk-out access, concrete, poured 8 ft+; includes bathroom and sleeping area
• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas available; Electricity connected
• Home design: Single family residence; Private ownership; Fixer condition; One and one-half levels
• Construction: Brick construction
• Exterior features: Back yard; Back yard fencing

Interior

• Kitchen: Free-standing electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Built-in features; Pantry; Decorative fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 13.3% 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: Earl Nance Sr. Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 321 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 57 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); lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 33% of the median local income ($41k/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 $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $75,000

Questions for the listing agent

1. Built in 1941 — 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: 1.52% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.11%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $72,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1719 Veronica Ave	0.06mi	2/1.0	984 (-5%)	2mo	$94,500	$96	88
2026 Mclaran Ave	0.44mi	2/1.0	1,026 (-1%)	1mo	$89,500	$87	78
1545 Sells Ave	0.33mi	2/1.0	1,075 (+4%)	2mo	$75,000	$70	76
8930 Sides Ct	0.38mi	3/1.5 (+1)	1,008 (-2%)	1mo	$65,000	$64	70
8926 Hillview Ave	0.25mi	2/1.0	920 (-11%)	3mo	$38,700	$42	68
8819 May Ave	0.55mi	2/1.0	1,074 (+4%)	0mo	$100,000	$93	67
5916 Alpha Ave	0.47mi	2/1.0	936 (-9%)	3mo	$74,900	$80	60
9456 Bagley Dr	0.61mi	2/2.0	982 (-5%)	2mo	$55,000	$56	58
9240 Hathaway Dr	0.72mi	2/1.0	982 (-5%)	2mo	$130,000	$132	57
5712 Floy Ave	0.72mi	2/1.0	966 (-6%)	1mo	$62,000	$64	55
2074 Wedgewood Dr	0.41mi	2/1.0	888 (-14%)	3mo	$36,900	$42	55
8808 Clifton Ave	0.66mi	2/1.0	912 (-12%)	2mo	$29,900	$33	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 1.75×
• Total profit: $15,815
• Equity at exit: $11,183

10-year hold

• IRR: 26.9%
• Equity multiple: 3.37×
• Total profit: $49,741
• Equity at exit: $6,485

Cash invested: $21,000 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,144 high
• Mortgage (P&I): −$393
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $439

Break-even live

Break-even rent $588

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	43d	1	0.33mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	43d	1	0.34mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	23d	1	0.39mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.40mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	43d	1	0.41mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	14d	1	0.41mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.43mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	43d	1	0.48mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	0.49mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	23d	1	0.61mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	43d	1	0.63mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.67mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	23d	1	0.71mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	23d	1	0.72mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	0.74mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	0.80mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	23d	1	0.82mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	20d	1	0.84mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	23d	1	0.84mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	23d	1	0.87mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	10d	1	0.87mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.89mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	0.91mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	43d	1	0.91mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	43d	1	0.93mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	43d	1	0.94mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	17d	1	0.95mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.97mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	0.98mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	43d	1	0.99mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	3d	1	0.99mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	16d	1	1.03mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	43d	1	1.04mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	23d	1	1.07mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	43d	1	1.10mi
8530 Lowell St Saint Louis, MO	2.0	1.0	918	$1,100	$1.20	43d	1	1.10mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	17d	1	1.12mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	23d	1	1.16mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	43d	1	1.19mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	1.21mi

Listing history 2 events

1. 2026-06-01
   statusdays on market $75,000 Pending 3 DOM
2. 2026-05-31
   days on market $75,000 Active 2 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: $475 · $40/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$252/yr (+$21/mo · 53.2%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,724
• − Mortgage interest: −$4,201
• − Property taxes: −$475
• − Insurance: −$375
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$2,182
• Taxable income: $4,296
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $4,242/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): 8,173
• Household income: $41,182
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 418.0

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 (92%)
• Race & ethnicity: Black 92% White 5% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -38.51%
• Current HPI: 84.224
• 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

+233.3% since first listed

16 events — show timeline

• 2026-05-29 Listed $75,000 MARIS as Distributed by MLS Grid
• 2026-02-03 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2025-12-15 Listed $122,000 MARIS as Distributed by MLS Grid
• 2025-12-15 Coming Soon — MARIS as Distributed by MLS Grid
• 2023-06-05 Sold (Public Records) $118,000 Public Records
• 2023-05-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-03-11 Pending — MARIS as Distributed by MLS Grid
• 2023-02-26 Relisted — MARIS as Distributed by MLS Grid
• 2023-02-21 Delisted — MARIS as Distributed by MLS Grid
• 2023-02-19 Listed $114,900 MARIS as Distributed by MLS Grid
• 2023-02-10 Coming Soon $114,900 MARIS as Distributed by MLS Grid
• 2019-05-17 Sold (Public Records) $54,000 Public Records
• 2019-05-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-04-17 Pending — MARIS as Distributed by MLS Grid
• 2019-04-11 Listed $52,000 MARIS as Distributed by MLS Grid
• 2013-08-07 Sold (Public Records) $22,500 Public Records

Property tax history

-3.5%/yr

Latest (2024): $475 · +4.8% YoY. Source: county tax records.