2906 Park Ave · St. Louis, MO 63104

$99,500

3 bd · 2.0 ba · 1,672 sqft · SingleFamily public records · 68 Days on market

Built 1891 3,123 sqft lot $60/sqft · 67% below area ↓ 29% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! This two-story, three-bedroom, two-bath home is a full rehab project and is not currently ready for occupancy. It’s a bank-owned property being sold as-is, ideal for investors or rehabbers looking for their next project. Located just north of Highway 44 in St. Louis, the home offers easy access to major roadways and is conveniently close to popular attractions like the St. Louis Zoo and Science Center. The property features off-street parking and a fenced backyard, and it’s situated within the St. Louis City School District. This is a cash or hard money purchase only—a great opportunity for those ready to take on a renovation with strong potential in a central location.

Key facts

• Full rehab project
• Bank-owned property
• Off-street parking

Tags

• FULL REHAB PROJECT
• BANK-OWNED PROPERTY
• OFF-STREET PARKING
• FENCED BACKYARD
• EASY ACCESS TO MAJOR ROADWAYS
• CLOSE TO POPULAR ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 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 (+7.5%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/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 $688 of loan paydown is wiped out by about $3k 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 + 7.5% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 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 1891 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.85% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.87%
• DSCR: 2.42
• GRM: 4.5

CMA / ARV

• ARV (median comp): $302,365
• List price: $99,500
• Delta: -67.09%
• 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
1403 Montrose Ave	0.11mi	4/3.0 (+1)	1,630 (-2%)	1mo	$299,900	$184	80
2332 Hickory St	0.46mi	3/2.0	1,620 (-3%)	1mo	$274,900	$170	73
2638 Park Ave	0.28mi	2/1.5 (-1)	1,601 (-4%)	0mo	$230,000	$144	72
2004 Nebraska Ave	0.44mi	3/1.5	1,631 (-2%)	3mo	$244,900	$150	71
2350 Hickory St	0.42mi	3/1.5	1,562 (-7%)	1mo	$280,000	$179	67
2712 Allen Ave	0.48mi	2/2.5 (-1)	1,564 (-6%)	4mo	$215,000	$137	57
29 Benton Pl	0.62mi	2/2.5 (-1)	1,650 (-1%)	7mo	$400,000	$242	56
2613 Accomac St	0.68mi	3/2.5	1,616 (-3%)	7mo	$205,000	$127	55
1220 Mackay Pl	0.59mi	3/2.5	1,820 (+9%)	4mo	$399,900	$220	52
2964 Milton Blvd	0.69mi	3/2.0	1,525 (-9%)	6mo	$575,000	$377	49
2242 Nebraska Ave	0.70mi	2/2.5 (-1)	1,744 (+4%)	7mo	$255,000	$146	47
2643 Ann Ave	0.60mi	2/3.0 (-1)	1,906 (+14%)	4mo	$329,900	$173	36

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 · 7.52% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 2.43×
• Total profit: $39,780
• Equity at exit: $14,836

10-year hold

• IRR: 41.5%
• Equity multiple: 5.84×
• Total profit: $134,873
• Equity at exit: $8,603

Cash invested: $27,860 (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 63104

• Rents YoY: 7.5%
• Active inventory: 165
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$522
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $740

Break-even live

Break-even rent $902

Max offer price $99,500

Occupancy floor 55%

Sensitivity live

Price	-10% $796	-5% $768	+0% $740	+5% $712	+10% $683
Rent	-10% $595	-5% $667	+0% $740	+5% $812	+10% $885
Rate	-1.0pp $790	-0.5pp $765	base $740	+0.5pp $714	+1.0pp $688

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2641 Saint Vincent Ave Saint Louis, MO	3.0	1.5	1260	$1,600	$1.27	45d	1	0.28mi
2347 Park Ave Saint Louis, MO	3.0	3.5	1608	$2,150	$1.34	45d	1	0.41mi
1921 California Ave Unit Rear St. Louis, MO	2.0	1.5	1500	$1,550	$1.03	8d	1	0.42mi
2340 Lafayette Ave St. Louis, MO	2.0	2.0	1275	$1,710	$1.34	2d	1	0.46mi
3503 Park Ave Saint Louis, MO	2.0	1.0	1080	$1,380	$1.28	45d	1	0.52mi
2164 Lafayette Ave Saint Louis, MO	2.0	2.0	1618	$2,350	$1.45	15d	1	0.55mi
2300 Lasalle St Saint Louis, MO	2.0	2.5	1900	$2,900	$1.53	19d	1	0.56mi
2239 California Ave Saint Louis, MO	2.0	2.0	1182	$1,750	$1.48	19d	1	0.70mi
3663 McRee Ave Saint Louis, MO	3.0	1.5	1714	$2,750	$1.60	19d	1	0.78mi
3628 Shaw Blvd Unit 1F St. Louis, MO	3.0	2.0	1350	$1,995	$1.48	8d	1	0.80mi
2253 Indiana Ave Saint Louis, MO	4.0	3.5	1760	$2,600	$1.48	8d	1	0.80mi
2263 Indiana Ave Unit A Saint Louis, MO	2.0	1.0	1100	$1,495	$1.36	5d	1	0.82mi
3640 Shaw Blvd Unit 2W St. Louis, MO	3.0	1.0	1200	$1,299	$1.08	13d	1	0.82mi
2267 Indiana Ave Saint Louis, MO	2.0	1.5	1900	$2,195	$1.16	4d	1	0.82mi
3654 Shaw Blvd Saint Louis, MO	2.0	1.0	1200	$1,600	$1.33	45d	1	0.85mi
2327 Texas Ave Apt 205 St. Louis, MO	3.0	2.0	1375	$2,095	$1.52	19d	1	0.85mi
2327 Texas Ave Unit 211 St. Louis, MO	3.0	2.0	1075	$1,945	$1.81	45d	1	0.85mi
2029 Russell Blvd Saint Louis, MO	3.0	3.0	1500	$1,900	$1.27	45d	1	0.87mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	20d	1	0.87mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	12d	1	0.87mi
2219 McNair Ave Saint Louis, MO	2.0	1.0	1336	$1,335	$1.00	45d	1	0.88mi
2602 Minnesota Ave Saint Louis, MO	2.0	1.5	1664	$1,950	$1.17	5d	1	0.88mi
2500 Ohio Ave St. Louis, MO	1.0–2.0	1.0–2.0	845	$1,895	$2.24	2d	19	0.89mi
2005 Russell Blvd Saint Louis, MO	2.0	1.0	1300	$1,400	$1.08	15d	1	0.91mi
3861 McRee Ave Unit 3865 St. Louis, MO	3.0	2.5	1556	$1,845	$1.19	19d	1	0.94mi
2018 Ann Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,450	$1.12	45d	1	0.95mi
3850 De Tonty St Apt A St. Louis, MO	3.0	1.0	1200	$1,725	$1.44	23d	1	0.95mi
3850 De Tonty St Unit 3850A St. Louis, MO	3.0	1.0	1200	$1,695	$1.41	3d	1	0.95mi
3850 De Tonty St Unit 3852A St. Louis, MO	3.0	1.0	1200	$1,695	$1.41	15d	1	0.95mi
3850 De Tonty St Unit 3852 St. Louis, MO	3.0	1.0	1200	$1,650	$1.38	23d	1	0.95mi
2606 Louisiana Ave Unit 2N St. Louis, MO	2.0	1.0	1110	$1,295	$1.17	15d	1	0.96mi
3901 Folsom Ave Unit 3909 St. Louis, MO	3.0	2.0	1635	$1,845	$1.13	19d	1	0.96mi
2664 Nebraska Ave Unit 2F Saint Louis, MO	3.0	1.0	1350	$1,150	$0.85	24d	1	0.97mi
374 S Grand Blvd Saint Louis, MO	4.0	1.0–2.0	875	$1,194	$1.36	3d	124	0.98mi
1720 Chouteau Ave #404 Saint Louis, MO	2.0	2.0	1089	$1,450	$1.33	23d	1	1.00mi
1720 Chouteau Ave #404 Saint Louis, MO	2.0	2.0	1089	$1,495	$1.37	24d	1	1.00mi
3802 Flad Ave St. Louis, MO	3.0	1.0	1350	$1,499	$1.11	8d	1	1.03mi
3911 Shaw Blvd Saint Louis, MO	3.0	1.5	1432	$1,885	$1.32	5d	1	1.03mi
1515 Lafayette Ave Saint Louis, MO	2.0	2.0	1071	$1,595	$1.49	45d	1	1.07mi
4000 De Tonty St Unit 3W St. Louis, MO	3.0	1.0	1200	$1,630	$1.36	3d	1	1.15mi

Listing history 20 events

1. 2026-06-21
   days on market $99,500 Active 68 DOM
2. 2026-06-18
   days on market $99,500 Active 65 DOM
3. 2026-06-17
   days on market $99,500 Active 64 DOM
4. 2026-06-16
   days on market $99,500 Active 63 DOM
5. 2026-06-15
   days on market $99,500 Active 62 DOM
6. 2026-06-13
   days on market $99,500 Active 60 DOM
7. 2026-06-09
   days on market $99,500 Active 56 DOM
8. 2026-06-08
   days on market $99,500 Active 55 DOM
9. 2026-06-08
   days on market $99,500 Active 54 DOM
10. 2026-06-05
    days on market $99,500 Active 51 DOM
11. 2026-06-03
    days on market $99,500 Active 50 DOM
12. 2026-06-02
    days on market $99,500 Active 49 DOM
13. 2026-06-01
    days on market $99,500 Active 48 DOM
14. 2026-05-31
    days on market $99,500 Active 47 DOM
15. 2026-04-14
    listed $99,500 Active 714-char remark

    Show marketing remark (714 chars)

    Investor special! This two-story, three-bedroom, two-bath home is a full rehab project and is not currently ready for occupancy. It’s a bank-owned property being sold as-is, ideal for investors or rehabbers looking for their next project. Located just north of Highway 44 in St. Louis, the home offers easy access to major roadways and is conveniently close to popular attractions like the St. Louis Zoo and Science Center. The property features off-street parking and a fenced backyard, and it’s situated within the St. Louis City School District. This is a cash or hard money purchase only—a great opportunity for those ready to take on a renovation with strong potential in a central location.

16. 2025-10-20
    status Active
17. 2025-09-06
    price $125,500
18. 2025-07-11
    listed $139,500 Active
19. 2020-01-31
    soldstatus
20. 2020-01-24
    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: $1,792 · $149/mo
• Projected year-2 tax: $1,792 · $149/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 · 20 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: $22,061
• − Mortgage interest: −$5,574
• − Property taxes: −$1,792
• − Insurance: −$498
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$2,895
• Taxable income: $7,774
• Est. tax owed @ 24.0%: −$1,866
• After-tax cash flow: $7,012/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): 19,007
• Household income: $68,764
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1429.0

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 0.60)
• Race & ethnicity: White 51% Black 37% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 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: ▼ -159.69%
• Current HPI: 252.3452
• Rent YoY: ▲ 7.52%
• 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

-28.7% since first listed

6 events — show timeline

• 2026-04-14 Listed $99,500 MARIS as Distributed by MLS Grid
• 2025-10-20 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-06 Price Changed $125,500 MARIS as Distributed by MLS Grid
• 2025-07-11 Listed $139,500 MARIS as Distributed by MLS Grid
• 2020-01-31 Sold (Public Records) — Public Records
• 2020-01-24 Sold (Public Records) — Public Records

Property tax history

+12.2%/yr

Latest (2024): $1,792 · +5.1% YoY. Source: county tax records.