1709 Washington Ave · St. Louis, MO 63103

$120,000

1 bd · 1.0 ba · 1,767 sqft · SingleFamily · 1 Days on market

Built 1912

---

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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Rent growth +4.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

HUGE and Gorgeous corner unit on the 5th floor with 12 ft ceilings, maple floors, and room to add walls for a second and 3rd bedroom if wanted. Seller is moving 5 hours away for work and is willing to discuss owner- finance with 6% down and 5.9 interest. Appliances are functional but need updating.

Key facts

• Built 1912

Property features AI

Finance

• Other: Living area approximately 1,767 total square feet

Exterior

• Home design: Built in 1912; Two-story (implied by year and historic neighborhood)
• Construction: Historic construction (originally built 1912)
• Exterior features: Located in the Downtown West subdivision

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.7% 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 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.
• Market conditions: Rents rising fast (+9.2%/yr); 70 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $1,610/mo this rent would consume 47% of the median local household income ($41k/yr) (locally 960% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($830 loan paydown + $797 appreciation (0.7% 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 (0.7% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $120,000

Questions for the listing agent

1. Built in 1912 — 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: 1.34% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.79%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.66% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.10×
• Total profit: $36,984
• Equity at exit: $38,884

10-year hold

• IRR: 27.5%
• Equity multiple: 4.79×
• Total profit: $127,446
• Equity at exit: $50,100

Cash invested: $33,600 (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 63103

• Home prices YoY: 0.6%
• Rents YoY: 9.2%
• Active inventory: 70
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $442

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 68%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1635 Washington Ave Saint Louis, MO	1.0–2.0	1.0	1135	$1,395	$1.23	3d	4	0.05mi
1627 Washington Ave Unit 202 St. Louis, MO	2.0	1.0	1450	$1,625	$1.12	44d	1	0.07mi
1627 Washington Ave Apt 503 St. Louis, MO	2.0	2.0	1400	$1,750	$1.25	44d	1	0.07mi
1611 Locust St Saint Louis, MO	2.0	2.0	2062	$2,100	$1.02	12d	1	0.08mi
1717 Olive St Saint Louis, MO	2.0	1.0–2.0	957	$2,200	$2.30	1d	64	0.12mi
1901 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	1076	$1,250	$1.16	4d	38	0.14mi
1324 Washington Ave St. Louis, MO	2.0	2.0	1789	$1,962	$1.10	1d	1	0.26mi
2034 Lucas Ave St. Louis, MO	1.0–2.0	1.0	1080	$1,365	$1.26	44d	1	0.29mi
1307 Washington Ave St. Louis, MO	1.0–2.0	1.0	1261	$1,125	$0.89	7d	17	0.30mi
703 N 13th St St. Louis, MO	2.0	2.0	2516	$2,990	$1.19	44d	1	0.36mi
1226 Olive St St. Louis, MO	1.0–2.0	1.0–2.0	1157	$1,449	$1.25	2d	2	0.36mi
1209 Washington Ave Saint Louis, MO	1.0–2.0	1.5–2.0	1483	$1,490	$1.00	1d	22	0.37mi
2206 Lucas Ave St. Louis, MO	1.0–2.0	1.0–2.0	1047	$1,250	$1.19	1d	20	0.39mi
300 N Tucker Blvd St. Louis, MO	1.0–2.0	1.0–2.0	1013	$1,200	$1.18	1d	10	0.43mi
1110 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	1006	$995	$0.99	2d	19	0.48mi
2323 Locust ST #308 St Louis, MO	2.0	1.0	1386	$1,750	$1.26	23d	1	0.51mi
2323 Locust St Saint Louis, MO	1.0–2.0	1.0	1239	$1,250	$1.01	44d	2	0.51mi
1014 Locust St Saint Louis, MO	1.0–2.0	1.0–2.0	1110	$1,430	$1.29	1d	2	0.53mi
1000 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	959	$1,200	$1.25	1d	24	0.53mi
1006 Olive St Unit 702 St. Louis, MO	2.0	2.0	1400	$1,600	$1.14	44d	1	0.55mi
2647 Locust St St. Louis, MO	1.0	1.5	2168	$2,950	$1.36	44d	1	0.62mi
800 Olive St Saint Louis, MO	1.0–2.0	1.0–2.0	1063	$998	$0.94	1d	26	0.69mi
1023 Spruce St St. Louis, MO	1.0–2.0	1.0–2.0	957	$1,075	$1.12	2d	17	0.70mi
720 Olive St St. Louis, MO	3.0	1.0–2.0	1778	$2,447	$1.38	1d	15	0.72mi
515 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1117	$1,285	$1.15	1d	26	0.84mi
511 Olive St Saint Louis, MO	1.0–3.0	1.0–2.5	2053	$2,400	$1.17	44d	9	0.87mi
555 N 4th St St. Louis, MO	1.0–2.0	1.0–1.5	1180	$1,165	$0.99	44d	12	0.93mi
400 N 4th St Saint Louis, MO	2.0	1.0–2.0	1162	$1,997	$1.72	1d	1	0.99mi
3041 Locust St St. Louis, MO	2.0	2.0	1243	$2,072	$1.67	44d	1	1.06mi
2300 Lasalle St Saint Louis, MO	2.0	2.5	1900	$2,900	$1.53	18d	1	1.10mi
1708 S Tucker Blvd Apt C St. Louis, MO	2.0	1.5	1400	$1,195	$0.85	12d	1	1.43mi

Listing history 2 events

1. 2026-06-17
   remarks 299-char remark
2. 2026-06-17
   listed $120,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $19,314
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$3,491
• Taxable income: $3,611
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $4,440/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): 8,778
• Household income: $40,943
• Rent vs Own: 82.5% rent · 17.5% own
• Severe rent burden: 960.0

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 0.65)
• Race & ethnicity: White 43% Black 40% Asian 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 3% Arabic 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: ▲ 0.66%
• Current HPI: 116.4477
• Rent YoY: ▲ 9.20%
• 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

+4709.6% since first listed

18 events — show timeline

• 2026-06-18 Listed $120,000 FSBO.com
• 2026-06-13 Listed for Rent $1,200 MARIS
• 2026-06-04 Rental Removed $1,200 MARIS
• 2026-06-03 Listed for Rent $1,200 MARIS
• 2026-03-17 Rental Removed $2,000 MARIS
• 2026-03-14 Listed for Rent $2,000 MARIS
• 2026-03-05 Rental Removed $2,000 MARIS
• 2026-01-07 Listed for Rent $2,000 MARIS
• 2026-01-07 Rental Removed $1,100 MARIS
• 2026-01-04 Listed for Rent $1,100 MARIS
• 2026-01-01 Rental Removed $1,500 MARIS
• 2025-09-24 Rental Removed $1,500 MARIS
• 2025-08-22 Listed for Rent $1,500 MARIS
• 2025-08-21 Listed for Rent $2,200 MARIS
• 2025-06-27 Rental Removed $1,500 MARIS
• 2025-05-08 Listed for Rent $1,500 MARIS
• 2024-05-12 Rental Removed $2,495 APPFOLIO
• 2024-04-25 Listed for Rent $2,495 APPFOLIO