2901 Magnolia Ave · St. Louis, MO 63118

$174,900

5 bd · 2.0 ba · 2,910 sqft · SingleFamily public records · 234 Days on market

Built 1889 3,497 sqft lot $60/sqft · 59% below area

---

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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• 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 MLS

This beautifully maintained home features 5 generous bedrooms and 2 full bathrooms, offering the perfect blend of comfort and functionality. Ideal for growing families or those who love to entertain, the flexible floor plan includes a bright living area, modern kitchen, and ample storage throughout. Whether you're working from home, hosting guests, or just need extra space, this home has it all. Don't miss your chance to own this versatile gem!!

Key facts

• 3,497 sq ft lot
• Built 1889
• Listed 234 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Market conditions: Rents rising fast (+4.9%/yr); 240 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,350/mo this rent would consume 49% of the median local household income ($58k/yr) (locally 1495% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $54k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1889 — 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 $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 6.2

CMA / ARV

• ARV (median comp): $424,662
• List price: $174,900
• Delta: -58.81%
• 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
2842 Victor St	0.20mi	4/3.0 (-1)	2,811 (-3%)	3mo	$488,000	$174	73
2846 Accomac St	0.39mi	4/2.5 (-1)	2,996 (+3%)	2mo	$485,000	$162	68
3219 Iowa Ave	0.55mi	4/3.5 (-1)	2,907 (-0%)	2mo	$450,000	$155	62
2134 Nebraska Ave	0.44mi	5/2.5	3,286 (+13%)	0mo	$529,900	$161	55
2315 Russell Blvd	0.69mi	4/2.5 (-1)	3,034 (+4%)	0mo	$399,000	$132	53
2820 Accomac St	0.39mi	4/3.5 (-1)	2,650 (-9%)	4mo	$569,000	$215	52
2630 Tennessee Ave	0.42mi	5/2.5	3,336 (+15%)	3mo	$625,000	$187	51
2808 Russell Blvd	0.51mi	4/3.5 (-1)	3,102 (+7%)	5mo	$450,000	$145	50
3400 Magnolia Ave	0.38mi	6/3.5 (+1)	3,300 (+13%)	2mo	$550,000	$167	48
2848 Mcnair Ave	0.61mi	4/4.0 (-1)	3,130 (+8%)	1mo	$500,000	$160	45
2918 Geyer Ave	0.63mi	6/2.0 (+1)	2,604 (-10%)	5mo	$239,900	$92	44
3532 Arsenal St	0.61mi	4/3.0 (-1)	2,514 (-14%)	3mo	$525,000	$209	38

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,667
• Equity at exit: $26,078

10-year hold

• IRR: 13.6%
• Equity multiple: 2.19×
• Total profit: $58,438
• Equity at exit: $15,122

Cash invested: $48,972 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,350 high
• Mortgage (P&I): −$917
• Tax from tax record: −$438 /mo · $5,256/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $428

Break-even live

Break-even rent $1,808

Max offer price $174,900

Occupancy floor 77%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	23d	1	0.14mi
2811 Missouri Ave Saint Louis, MO	4.0	2.5	2673	$3,622	$1.36	43d	1	0.50mi
2048 Russell Blvd Saint Louis, MO	4.0	2.0	3024	$2,300	$0.76	43d	1	0.77mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	43d	1	1.24mi
4145-4147 Hartford St St. Louis, MO	4.0	3.5	2400	$3,800	$1.58	11d	1	1.46mi

Listing history 43 events

1. 2026-06-18
   days on market $174,900 Active 234 DOM
2. 2026-06-17
   days on market $174,900 Active 233 DOM
3. 2026-06-16
   days on market $174,900 Active 232 DOM
4. 2026-06-16
   status $174,900 Active 231 DOM
5. 2026-06-01
   status $174,900 Pending 231 DOM
6. 2026-05-31
   days on market $174,900 Active 231 DOM
7. 2026-05-01
   price $174,900 449-char remark

   Show marketing remark (449 chars)

   This beautifully maintained home features 5 generous bedrooms and 2 full bathrooms, offering the perfect blend of comfort and functionality. Ideal for growing families or those who love to entertain, the flexible floor plan includes a bright living area, modern kitchen, and ample storage throughout. Whether you're working from home, hosting guests, or just need extra space, this home has it all. Don't miss your chance to own this versatile gem!!

8. 2026-05-01
   status Active 449-char remark

   Show marketing remark (449 chars)

   This beautifully maintained home features 5 generous bedrooms and 2 full bathrooms, offering the perfect blend of comfort and functionality. Ideal for growing families or those who love to entertain, the flexible floor plan includes a bright living area, modern kitchen, and ample storage throughout. Whether you're working from home, hosting guests, or just need extra space, this home has it all. Don't miss your chance to own this versatile gem!!

9. 2026-04-07
   status Pending 449-char remark

   Show marketing remark (449 chars)

   This beautifully maintained home features 5 generous bedrooms and 2 full bathrooms, offering the perfect blend of comfort and functionality. Ideal for growing families or those who love to entertain, the flexible floor plan includes a bright living area, modern kitchen, and ample storage throughout. Whether you're working from home, hosting guests, or just need extra space, this home has it all. Don't miss your chance to own this versatile gem!!

10. 2026-03-26
    price $189,898 449-char remark

    Show marketing remark (449 chars)

    This beautifully maintained home features 5 generous bedrooms and 2 full bathrooms, offering the perfect blend of comfort and functionality. Ideal for growing families or those who love to entertain, the flexible floor plan includes a bright living area, modern kitchen, and ample storage throughout. Whether you're working from home, hosting guests, or just need extra space, this home has it all. Don't miss your chance to own this versatile gem!!

11. 2026-03-16
    price $189,899 449-char remark

    Show marketing remark (449 chars)

    This beautifully maintained home features 5 generous bedrooms and 2 full bathrooms, offering the perfect blend of comfort and functionality. Ideal for growing families or those who love to entertain, the flexible floor plan includes a bright living area, modern kitchen, and ample storage throughout. Whether you're working from home, hosting guests, or just need extra space, this home has it all. Don't miss your chance to own this versatile gem!!

12. 2026-02-10
    price $199,999 449-char remark

    Show marketing remark (449 chars)

    This beautifully maintained home features 5 generous bedrooms and 2 full bathrooms, offering the perfect blend of comfort and functionality. Ideal for growing families or those who love to entertain, the flexible floor plan includes a bright living area, modern kitchen, and ample storage throughout. Whether you're working from home, hosting guests, or just need extra space, this home has it all. Don't miss your chance to own this versatile gem!!

13. 2026-02-02
    price $209,899 449-char remark

    Show marketing remark (449 chars)

    This beautifully maintained home features 5 generous bedrooms and 2 full bathrooms, offering the perfect blend of comfort and functionality. Ideal for growing families or those who love to entertain, the flexible floor plan includes a bright living area, modern kitchen, and ample storage throughout. Whether you're working from home, hosting guests, or just need extra space, this home has it all. Don't miss your chance to own this versatile gem!!

14. 2026-01-21
    price $209,900 449-char remark

    Show marketing remark (449 chars)

    This beautifully maintained home features 5 generous bedrooms and 2 full bathrooms, offering the perfect blend of comfort and functionality. Ideal for growing families or those who love to entertain, the flexible floor plan includes a bright living area, modern kitchen, and ample storage throughout. Whether you're working from home, hosting guests, or just need extra space, this home has it all. Don't miss your chance to own this versatile gem!!

15. 2025-09-17
    listed $229,000 Active 449-char remark

    Show marketing remark (449 chars)

    This beautifully maintained home features 5 generous bedrooms and 2 full bathrooms, offering the perfect blend of comfort and functionality. Ideal for growing families or those who love to entertain, the flexible floor plan includes a bright living area, modern kitchen, and ample storage throughout. Whether you're working from home, hosting guests, or just need extra space, this home has it all. Don't miss your chance to own this versatile gem!!

16. 2025-07-14
    status Active
17. 2025-06-09
    price $239,900
18. 2025-04-28
    status Active
19. 2025-04-28
    price $249,900
20. 2025-04-23
    historical
21. 2025-04-14
    price $259,899
22. 2025-02-21
    price $259,900
23. 2025-01-04
    price $279,900
24. 2024-09-30
    price $299,999
25. 2024-08-27
    listed $309,900 Active
26. 2024-01-04
    historical
27. 2023-10-26
    listed $275,000 Active
28. 2023-06-26
    historical
29. 2023-06-15
    historical
30. 2023-05-17
    listed $275,000 Active
31. 2023-05-17
    historical
32. 2023-05-16
    price $275,000
33. 2023-04-18
    price $280,000
34. 2023-04-03
    price $305,000
35. 2023-03-09
    price $330,000
36. 2023-02-13
    price $340,000
37. 2022-12-26
    listed $350,000 Active
38. 2022-12-23
    historical
39. 2022-09-12
    soldstatus $150,100
40. 2022-08-31
    soldstatus Closed
41. 2022-08-09
    historical Active Under Contract
42. 2022-07-31
    listed $150,000 Active
43. 2001-10-04
    soldstatus $125,000

ⓘ 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: $5,256 · $438/mo
• Projected year-2 tax: $5,256 · $438/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 ≥108°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: $28,199
• − Mortgage interest: −$9,797
• − Property taxes: −$5,256
• − Insurance: −$874
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$5,088
• Taxable income: $2,672
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $4,500/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

+39.9% since first listed

37 events — show timeline

• 2026-05-01 Price Changed $174,900 MARIS as Distributed by MLS Grid
• 2026-05-01 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-07 Pending — MARIS as Distributed by MLS Grid
• 2026-03-26 Price Changed $189,898 MARIS as Distributed by MLS Grid
• 2026-03-16 Price Changed $189,899 MARIS as Distributed by MLS Grid
• 2026-02-10 Price Changed $199,999 MARIS as Distributed by MLS Grid
• 2026-02-02 Price Changed $209,899 MARIS as Distributed by MLS Grid
• 2026-01-21 Price Changed $209,900 MARIS as Distributed by MLS Grid
• 2025-09-17 Listed $229,000 MARIS as Distributed by MLS Grid
• 2025-07-14 Relisted — MARIS as Distributed by MLS Grid
• 2025-06-09 Price Changed $239,900 MARIS as Distributed by MLS Grid
• 2025-04-28 Relisted — MARIS as Distributed by MLS Grid
• 2025-04-28 Price Changed $249,900 MARIS as Distributed by MLS Grid
• 2025-04-23 Delisted — MARIS as Distributed by MLS Grid
• 2025-04-14 Price Changed $259,899 MARIS as Distributed by MLS Grid
• 2025-02-21 Price Changed $259,900 MARIS as Distributed by MLS Grid
• 2025-01-04 Price Changed $279,900 MARIS as Distributed by MLS Grid
• 2024-09-30 Price Changed $299,999 MARIS as Distributed by MLS Grid
• 2024-08-27 Listed $309,900 MARIS as Distributed by MLS Grid
• 2024-01-04 Delisted — MARIS as Distributed by MLS Grid
• 2023-10-26 Listed $275,000 MARIS as Distributed by MLS Grid
• 2023-06-26 Rental Removed — MARIS
• 2023-06-15 Delisted — MARIS as Distributed by MLS Grid
• 2023-05-17 Listed $275,000 MARIS as Distributed by MLS Grid
• 2023-05-17 Delisted — MARIS as Distributed by MLS Grid
• 2023-05-16 Price Changed $275,000 MARIS as Distributed by MLS Grid
• 2023-04-18 Price Changed $280,000 MARIS as Distributed by MLS Grid
• 2023-04-03 Price Changed $305,000 MARIS as Distributed by MLS Grid
• 2023-03-09 Price Changed $330,000 MARIS as Distributed by MLS Grid
• 2023-02-13 Price Changed $340,000 MARIS as Distributed by MLS Grid
• 2022-12-26 Listed $350,000 MARIS as Distributed by MLS Grid
• 2022-12-23 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-09-12 Sold (Public Records) $150,100 Public Records
• 2022-08-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-08-09 Contingent — MARIS as Distributed by MLS Grid
• 2022-07-31 Listed $150,000 MARIS as Distributed by MLS Grid
• 2001-10-04 Sold (Public Records) $125,000 Public Records

Property tax history

+11.9%/yr

Latest (2024): $5,256 · +5.1% YoY. Source: county tax records.