4822 Ashland Ave · St. Louis, MO 63115

$125,000

5 bd · 2.0 ba · 1,954 sqft · SingleFamily public records · 37 Days on market

Built 1913 3,920 sqft lot $64/sqft · 145% above area

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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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Investor Alert! Check out this Beautiful Two-Family Flat with a rock-solid structure and prime location! This property just proved its strength—it even withstood a tornado and still stands strong with a new roof, HVAC, electrical, and central A/C. Sitting on a corner lot across from W.C. Handy Park and steps from North Side Community School, it’s surrounded by ongoing neighborhood revitalization. Only minimal tuckpointing and cosmetic updates are needed to unlock full potential. Power’s been off since May 2025, but everything’s ready for your touch. With a strong ARV upside and development happening all around, this is your chance to maximize equity and cash flow fast!

Key facts

• Renovated home
• Versatile property
• Multifamily property

Tags

• RENOVATED HOME
• MULTIFAMILY PROPERTY
• SPACIOUS SINGLE-FAMILY HOME
• COZY FIREPLACE
• VERSATILE PROPERTY
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; Residential property; Brick construction; Above-grade living area recorded as 1,954; Private ownership
• Construction: Brick exterior
• Exterior features: Corner lot; Level lot

Interior

• Bedrooms: 5 bedrooms total; 1 bedroom on the main level; 4 bedrooms on the upper level
• Bathrooms: 1 full bathroom; 1 half bathroom; Main and upper levels combine for 2 bathrooms
• Heating & cooling: Forced air heating; Wall/window cooling units
• Interior features: Unfinished basement; Two levels

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: Ashland Elem. And Br. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 226 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 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: 97 active listings in the ZIP; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $1,547/mo this rent would consume 61% of the median local household income ($31k/yr) (locally 1655% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 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 1913 — 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1913 — 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: 1.24% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.74%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (median comp): $51,046
• List price: $125,000
• Delta: 144.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3067 Marcus Ave	0.18mi	5/2.0	2,134 (+9%)	17mo	$14,900	$7	62
4118 N Kingshighway Blvd	0.58mi	4/2.0 (-1)	1,971 (+1%)	14mo	$34,900	$18	54
5069 Lotus Ave	0.70mi	4/1.5 (-1)	1,734 (-11%)	12mo	$34,700	$20	31

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: 7.9%
• Equity multiple: 1.31×
• Total profit: $10,782
• Equity at exit: $18,638

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $49,197
• Equity at exit: $10,808

Cash invested: $35,000 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$26 /mo · $312/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $488

Break-even live

Break-even rent $929

Max offer price $125,000

Occupancy floor 63%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $125,000 Active 37 DOM
2. 2026-06-17
   days on market $125,000 Active 36 DOM
3. 2026-06-16
   days on market $125,000 Active 35 DOM
4. 2026-06-15
   days on market $125,000 Active 34 DOM
5. 2026-06-13
   days on market $125,000 Active 32 DOM
6. 2026-06-09
   days on market $125,000 Active 28 DOM
7. 2026-06-08
   days on market $125,000 Active 27 DOM
8. 2026-06-07
   days on market $125,000 Active 26 DOM
9. 2026-06-05
   days on market $125,000 Active 23 DOM
10. 2026-06-03
    days on market $125,000 Active 22 DOM
11. 2026-06-02
    days on market $125,000 Active 21 DOM
12. 2026-06-01
    days on market $125,000 Active 20 DOM
13. 2026-05-31
    days on market $125,000 Active 19 DOM
14. 2026-05-12
    listed $125,000 Active 1059-char remark
15. 2025-12-03
    soldstatus Closed 704-char remark

    Show marketing remark (704 chars)

    Investor Alert! Check out this Beautiful Two-Family Flat with a rock-solid structure and prime location! This property just proved its strength—it even withstood a tornado and still stands strong with a new roof, HVAC, electrical, and central A/C. Sitting on a corner lot across from W.C. Handy Park and steps from North Side Community School, it’s surrounded by ongoing neighborhood revitalization. Only minimal tuckpointing and cosmetic updates are needed to unlock full potential. Power’s been off since May 2025, but everything’s ready for your touch. With a strong ARV upside and development happening all around, this is your chance to maximize equity and cash flow fast!

16. 2025-11-12
    status Pending 704-char remark

    Show marketing remark (704 chars)

    Investor Alert! Check out this Beautiful Two-Family Flat with a rock-solid structure and prime location! This property just proved its strength—it even withstood a tornado and still stands strong with a new roof, HVAC, electrical, and central A/C. Sitting on a corner lot across from W.C. Handy Park and steps from North Side Community School, it’s surrounded by ongoing neighborhood revitalization. Only minimal tuckpointing and cosmetic updates are needed to unlock full potential. Power’s been off since May 2025, but everything’s ready for your touch. With a strong ARV upside and development happening all around, this is your chance to maximize equity and cash flow fast!

17. 2025-11-07
    price $55,000 704-char remark

    Show marketing remark (704 chars)

    Investor Alert! Check out this Beautiful Two-Family Flat with a rock-solid structure and prime location! This property just proved its strength—it even withstood a tornado and still stands strong with a new roof, HVAC, electrical, and central A/C. Sitting on a corner lot across from W.C. Handy Park and steps from North Side Community School, it’s surrounded by ongoing neighborhood revitalization. Only minimal tuckpointing and cosmetic updates are needed to unlock full potential. Power’s been off since May 2025, but everything’s ready for your touch. With a strong ARV upside and development happening all around, this is your chance to maximize equity and cash flow fast!

18. 2025-10-20
    price $57,000 704-char remark

    Show marketing remark (704 chars)

    Investor Alert! Check out this Beautiful Two-Family Flat with a rock-solid structure and prime location! This property just proved its strength—it even withstood a tornado and still stands strong with a new roof, HVAC, electrical, and central A/C. Sitting on a corner lot across from W.C. Handy Park and steps from North Side Community School, it’s surrounded by ongoing neighborhood revitalization. Only minimal tuckpointing and cosmetic updates are needed to unlock full potential. Power’s been off since May 2025, but everything’s ready for your touch. With a strong ARV upside and development happening all around, this is your chance to maximize equity and cash flow fast!

19. 2025-08-23
    listed $60,000 Active 704-char remark

    Show marketing remark (704 chars)

    Investor Alert! Check out this Beautiful Two-Family Flat with a rock-solid structure and prime location! This property just proved its strength—it even withstood a tornado and still stands strong with a new roof, HVAC, electrical, and central A/C. Sitting on a corner lot across from W.C. Handy Park and steps from North Side Community School, it’s surrounded by ongoing neighborhood revitalization. Only minimal tuckpointing and cosmetic updates are needed to unlock full potential. Power’s been off since May 2025, but everything’s ready for your touch. With a strong ARV upside and development happening all around, this is your chance to maximize equity and cash flow fast!

20. 2025-08-22
    historical $60,000 704-char remark

    Show marketing remark (704 chars)

    Investor Alert! Check out this Beautiful Two-Family Flat with a rock-solid structure and prime location! This property just proved its strength—it even withstood a tornado and still stands strong with a new roof, HVAC, electrical, and central A/C. Sitting on a corner lot across from W.C. Handy Park and steps from North Side Community School, it’s surrounded by ongoing neighborhood revitalization. Only minimal tuckpointing and cosmetic updates are needed to unlock full potential. Power’s been off since May 2025, but everything’s ready for your touch. With a strong ARV upside and development happening all around, this is your chance to maximize equity and cash flow fast!

21. 2025-04-29
    status Pending
22. 2025-03-01
    listed $60,000 Active
23. 2025-02-27
    historical
24. 2025-02-01
    historical
25. 2025-01-23
    status Active
26. 2025-01-13
    historical Active Under Contract
27. 2024-11-15
    listed $45,000 Active

ⓘ 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: $312 · $26/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$901/yr (+$75/mo · 288.9%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,559
• − Mortgage interest: −$7,002
• − Property taxes: −$312
• − Insurance: −$625
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$3,636
• Taxable income: $4,014
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $4,895/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• 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

+177.8% since first listed

14 events — show timeline

• 2026-05-12 Listed $125,000 MARIS as Distributed by MLS Grid
• 2025-12-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-11-12 Pending — MARIS as Distributed by MLS Grid
• 2025-11-07 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2025-10-20 Price Changed $57,000 MARIS as Distributed by MLS Grid
• 2025-08-23 Listed $60,000 MARIS as Distributed by MLS Grid
• 2025-08-22 Coming Soon $60,000 MARIS as Distributed by MLS Grid
• 2025-04-29 Pending — MARIS as Distributed by MLS Grid
• 2025-03-01 Listed $60,000 MARIS as Distributed by MLS Grid
• 2025-02-27 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-02-01 Delisted — MARIS as Distributed by MLS Grid
• 2025-01-23 Relisted — MARIS as Distributed by MLS Grid
• 2025-01-13 Contingent — MARIS as Distributed by MLS Grid
• 2024-11-15 Listed $45,000 MARIS as Distributed by MLS Grid

Property tax history

-3.3%/yr

Latest (2024): $312 · +4.7% YoY. Source: county tax records.