1005 Switzer Ave · St. Louis, MO 63147

$45,000

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 35 Days on market

Built 1922 3,584 sqft lot $62/sqft · 12% below area Est $51k · 12% under

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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
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

1-bedroom, 1-bath home in the heart of Baden with tons of potential for the right buyer or investor. This handyman special features a spacious layout, original character, and a large yard ready for your personal touch. Perfect opportunity to renovate, flip, or create a rental property. CHome is being sold as-is and will require repairs and updates, but with some vision and work, this property could truly shine. Great investment opportunity at an affordable price!

Key facts

• Original character
• Large yard
• Spacious layout

Tags

• LARGE YARD
• SPACIOUS LAYOUT
• ORIGINAL CHARACTER

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; Residential property; One story
• Construction: Aluminum siding
• Exterior features: Back yard

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Cooling: Other
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($807 rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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: Earl Nance Sr. Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 321 students, 99% FRL); Beaumont Cte High School (math 5% / reading 5%, grade F, #517 of 521 statewide, top 100%, 236 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: 57 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 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 1922 — 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.79% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.89%
• DSCR: 2.55
• GRM: 4.6

CMA / ARV

• ARV (median comp): $51,060
• List price: $45,000
• Delta: -11.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5957 Vivian Ave	0.69mi	2/1.0 (+1)	768 (+7%)	14mo	$94,000	$122	40

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: 30.4%
• Equity multiple: 2.27×
• Total profit: $16,026
• Equity at exit: $6,710

10-year hold

• IRR: 37.6%
• Equity multiple: 4.49×
• Total profit: $43,947
• Equity at exit: $3,891

Cash invested: $12,600 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $807 high
• Mortgage (P&I): −$236
• Tax from tax record: −$17 /mo · $200/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $366

Break-even live

Break-even rent $344

Max offer price $45,000

Occupancy floor 50%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8612 Halls Ferry Rd Saint Louis, MO	1.0–2.0	1.0	625	$715	$1.14	4d	2	0.52mi
1131 Canaan Ave Saint Louis, MO	1.0	1.0	624	$900	$1.44	16d	1	0.85mi
819 Gustav Ave Apt A St. Louis, MO	1.0	1.0	550	$740	$1.35	23d	1	1.09mi
819 Gustav Ave Unit 832 B St. Louis, MO	1.0	1.0	550	$740	$1.35	43d	1	1.09mi
819 Gustav Ave Apt C St. Louis, MO	1.0	1.0	550	$800	$1.45	43d	1	1.09mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	43d	1	1.09mi
4908 W Florissant Ave Unit B St. Louis, MO	—	1.0	750	$675	$0.90	43d	1	1.35mi
4908 W Florissant Ave Apt A St. Louis, MO	1.0	1.0	750	$695	$0.93	43d	1	1.35mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	23d	1	1.42mi
849 River Trail Ct #102 St. Louis, MO	1.0	1.0	700	$825	$1.18	23d	1	1.45mi
849 River Trail Ct Apt 201 St. Louis, MO	1.0	1.0	700	$825	$1.18	43d	1	1.45mi
4732 W Florissant Ave Unit 2nd St. Louis, MO	1.0	1.0	600	$650	$1.08	43d	1	1.47mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $45,000 Active 35 DOM
2. 2026-06-17
   statusdays on market $45,000 Active 34 DOM
3. 2026-06-16
   days on market $45,000 Active Under Contract 33 DOM
4. 2026-06-15
   days on market $45,000 Active Under Contract 32 DOM
5. 2026-06-13
   days on market $45,000 Active Under Contract 30 DOM
6. 2026-06-09
   days on market $45,000 Active Under Contract 26 DOM
7. 2026-06-08
   days on market $45,000 Active Under Contract 25 DOM
8. 2026-06-08
   status $45,000 Active Under Contract 24 DOM
9. 2026-06-07
   days on market $45,000 Active 24 DOM
10. 2026-06-05
    days on market $45,000 Active 21 DOM
11. 2026-06-03
    days on market $45,000 Active 20 DOM
12. 2026-06-02
    days on market $45,000 Active 19 DOM
13. 2026-06-01
    days on market $45,000 Active 18 DOM
14. 2026-05-31
    days on market $45,000 Active 17 DOM
15. 2026-05-14
    listed $45,000 Active 467-char remark
16. 2018-12-31
    soldstatus $304,000
17. 2006-05-15
    soldstatus $21,000

ⓘ 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: $200 · $17/mo
• Projected year-2 tax: $436 · $36/mo
• Expected delta: +$237/yr (+$20/mo · 118.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 23% 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: $9,686
• − Mortgage interest: −$2,521
• − Property taxes: −$200
• − Insurance: −$225
• − Repairs & maintenance: −$775
• − Management: −$775
• − Depreciation: −$1,309
• Taxable income: $3,882
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $3,464/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

+114.3% since first listed

5 events — show timeline

• 2026-06-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-06-07 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $45,000 MARIS as Distributed by MLS Grid
• 2018-12-31 Sold (Public Records) $304,000 Public Records
• 2006-05-15 Sold (Public Records) $21,000 Public Records

Property tax history

-1.2%/yr

Latest (2024): $200 · +4.4% YoY. Source: county tax records.