7619 Fairham Ave · University City, MO 63130

$86,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 10 Days on market

Built 1929 6,098 sqft lot $121/sqft · 21% below area Est $109k · 21% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FRESH YEAR, FRESH HOUSE! Downsizing, first-time home buyer, investor...do not miss out on this amazing 2 bed / 1 bath bungalow nestled in University City with easy access to the surrounding St. Louis area. This move-in ready home has so many updates you must come and see it for yourself. New driveway, new windows, updated kitchen, updated bathroom, new light fixtures, freshly painted, and the list goes on. Need more room to achieve those New Year goals the basement is a blank space to make it what you want: workout room, home office, or family room the possibilities are endless.

Key facts

• Brick accent wall
• Tiled backsplash
• 6,098 sq ft lot

Tags

• COVERED FRONT ENTRANCE
• BRICK AND STONE ACCENTS
• ORIGINAL HARDWOOD FLOORS
• BRICK ACCENT WALL
• BRIGHT WHITE CABINETRY
• TILED BACKSPLASH

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity connected; Sewer available; Water available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Back yard; Level lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Cap rate 13.3% vs local median 4.7% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Barbara Jordan Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 310 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 1929 — 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 $86,900

Questions for the listing agent

1. Built in 1929 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.60% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.12%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $109,321
• List price: $86,900
• Delta: -20.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7619 Fairham Ave	0.00mi	2/1.0	720 (0%)	1mo	$86,900	$121	100
8314 Buchanan Ave	0.48mi	2/2.0	720 (0%)	7mo	$73,400	$102	68
8315 Jefferson Ave	0.58mi	2/1.0	720 (0%)	7mo	$113,900	$158	67
7912 Monroe Dr	0.46mi	2/1.0	792 (+10%)	0mo	$150,000	$189	62
1515 78th St	0.31mi	2/1.0	792 (+10%)	10mo	$85,000	$107	61
1535 Bradford Ave	0.75mi	2/1.0	720 (0%)	8mo	$65,000	$90	58
7806 Underhill Dr	0.54mi	2/1.0	792 (+10%)	4mo	$79,900	$101	55
1617 Purdue Ave	0.65mi	2/1.5	768 (+7%)	6mo	$84,000	$109	52
7916 Underhill Dr	0.47mi	2/1.0	792 (+10%)	13mo	$120,000	$152	50
2018 Raven Dr	0.72mi	2/1.0	792 (+10%)	2mo	$88,500	$112	48
7920 Bloom Dr	0.57mi	2/1.0	792 (+10%)	12mo	$115,000	$145	46
2000 Falcon Dr	0.73mi	2/1.0	792 (+10%)	4mo	$154,000	$194	45

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.79×
• Total profit: $19,231
• Equity at exit: $12,957

10-year hold

• IRR: 28.0%
• Equity multiple: 3.55×
• Total profit: $62,129
• Equity at exit: $7,514

Cash invested: $24,332 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $509

Break-even live

Break-even rent $742

Max offer price $86,900

Occupancy floor 58%

Sensitivity live

Price	-10% $559	-5% $534	+0% $509	+5% $485	+10% $460
Rent	-10% $400	-5% $455	+0% $509	+5% $564	+10% $619
Rate	-1.0pp $553	-0.5pp $531	base $509	+0.5pp $487	+1.0pp $464

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	44d	1	0.54mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	24d	1	0.92mi
1101 Purdue Ave Unit 1112 University City, MO	2.0	1.0	650	$1,175	$1.81	5d	1	1.13mi
1100 Midland Blvd Saint Louis, MO	2.0	1.0	637	$1,185	$1.86	2d	2	1.15mi

Listing history 14 events

1. 2026-05-18
   status Pending 958-char remark
2. 2026-05-15
   price $86,900 958-char remark
3. 2026-05-08
   listed $89,900 Active 958-char remark
4. 2023-10-10
   historical $890
5. 2023-09-28
   listed $890
6. 2021-04-07
   soldstatus $78,000
7. 2021-04-01
   soldstatus Closed 589-char remark

   Show marketing remark (589 chars)

   FRESH YEAR, FRESH HOUSE! Downsizing, first-time home buyer, investor...do not miss out on this amazing 2 bed / 1 bath bungalow nestled in University City with easy access to the surrounding St. Louis area. This move-in ready home has so many updates you must come and see it for yourself. New driveway, new windows, updated kitchen, updated bathroom, new light fixtures, freshly painted, and the list goes on. Need more room to achieve those New Year goals the basement is a blank space to make it what you want: workout room, home office, or family room the possibilities are endless.

8. 2021-03-19
   status Pending 589-char remark

   Show marketing remark (589 chars)

   FRESH YEAR, FRESH HOUSE! Downsizing, first-time home buyer, investor...do not miss out on this amazing 2 bed / 1 bath bungalow nestled in University City with easy access to the surrounding St. Louis area. This move-in ready home has so many updates you must come and see it for yourself. New driveway, new windows, updated kitchen, updated bathroom, new light fixtures, freshly painted, and the list goes on. Need more room to achieve those New Year goals the basement is a blank space to make it what you want: workout room, home office, or family room the possibilities are endless.

9. 2021-02-22
   status Pending 589-char remark

   Show marketing remark (589 chars)

   FRESH YEAR, FRESH HOUSE! Downsizing, first-time home buyer, investor...do not miss out on this amazing 2 bed / 1 bath bungalow nestled in University City with easy access to the surrounding St. Louis area. This move-in ready home has so many updates you must come and see it for yourself. New driveway, new windows, updated kitchen, updated bathroom, new light fixtures, freshly painted, and the list goes on. Need more room to achieve those New Year goals the basement is a blank space to make it what you want: workout room, home office, or family room the possibilities are endless.

10. 2021-01-28
    price $89,500 589-char remark

    Show marketing remark (589 chars)

    FRESH YEAR, FRESH HOUSE! Downsizing, first-time home buyer, investor...do not miss out on this amazing 2 bed / 1 bath bungalow nestled in University City with easy access to the surrounding St. Louis area. This move-in ready home has so many updates you must come and see it for yourself. New driveway, new windows, updated kitchen, updated bathroom, new light fixtures, freshly painted, and the list goes on. Need more room to achieve those New Year goals the basement is a blank space to make it what you want: workout room, home office, or family room the possibilities are endless.

11. 2021-01-07
    listed $92,500 Active 589-char remark

    Show marketing remark (589 chars)

    FRESH YEAR, FRESH HOUSE! Downsizing, first-time home buyer, investor...do not miss out on this amazing 2 bed / 1 bath bungalow nestled in University City with easy access to the surrounding St. Louis area. This move-in ready home has so many updates you must come and see it for yourself. New driveway, new windows, updated kitchen, updated bathroom, new light fixtures, freshly painted, and the list goes on. Need more room to achieve those New Year goals the basement is a blank space to make it what you want: workout room, home office, or family room the possibilities are endless.

12. 2020-06-05
    soldstatus $30,000
13. 2010-02-17
    soldstatus $18,503
14. 1981-01-01
    soldstatus

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,132 · $94/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 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,643
• − Mortgage interest: −$4,868
• − Property taxes: −$1,132
• − Insurance: −$434
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$2,528
• Taxable income: $5,018
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,909/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

Amenities D- Commute D- Cost of living B Crime C+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+369.7% since first listed

15 events — show timeline

• 2026-06-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-18 Pending — MARIS as Distributed by MLS Grid
• 2026-05-15 Price Changed $86,900 MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $89,900 MARIS as Distributed by MLS Grid
• 2023-10-10 Rental Removed $890 APPFOLIO
• 2023-09-28 Listed for Rent $890 APPFOLIO
• 2021-04-07 Sold (Public Records) $78,000 Public Records
• 2021-04-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-19 Pending — MARIS as Distributed by MLS Grid
• 2021-02-22 Pending — MARIS as Distributed by MLS Grid
• 2021-01-28 Price Changed $89,500 MARIS as Distributed by MLS Grid
• 2021-01-07 Listed $92,500 MARIS as Distributed by MLS Grid
• 2020-06-05 Sold (Public Records) $30,000 Public Records
• 2010-02-17 Sold (Public Records) $18,503 Public Records
• 1981-01-01 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2022): $1,132 · +1.0% YoY. Source: county tax records.