2834 N Euclid Ave · St. Louis, MO 63115

$25,000

3 bd · 1.0 ba · 1,742 sqft · SingleFamily public records · 245 Days on market

Built 1886 5,601 sqft lot $14/sqft · 57% below area ↓ 57% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This three-bedroom, two-bath home offers a comfortable living area and the framework for future value. With some work, it stands ready to serve as a profitable flip or a reliable income-producing asset. For the investor who understands that progress is built through intention and action. Offered As-Is, this property is can be bundled with 2832 Euclid Ave. The seller is motivated and will review all submitted offers three weeks from the listing date.

Key facts

• 5,601 sq ft lot
• Built 1886
• Listed 245 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 47.8% 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 D — 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: 97 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• At $1,304/mo this rent would consume 51% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1886 — 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1886 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.22% ✓
• Cap rate: 47.79%
• Cash-on-cash: 148.21%
• DSCR: 7.59
• GRM: 1.6

CMA / ARV

• ARV (median comp): $58,358
• List price: $25,000
• Delta: -57.16%
• 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
2504 N Euclid Ave N	0.22mi	3/1.0	1,728 (-1%)	8mo	$19,900	$12	81
4741 Greer Ave	0.26mi	3/2.0	1,766 (+1%)	0mo	$10,000	$6	81
5071 Lotus Ave	0.48mi	3/1.0	1,734 (-0%)	14mo	$22,900	$13	66
4743 Maffitt Ave	0.20mi	4/1.5 (+1)	1,550 (-11%)	5mo	$154,900	$100	61
5069 Lotus Ave	0.47mi	4/1.5 (+1)	1,734 (-0%)	12mo	$34,700	$20	60
4725 Maffitt Ave	0.23mi	3/1.5	1,508 (-13%)	9mo	$45,000	$30	57
5237 Wabada	0.57mi	3/1.0	1,550 (-11%)	10mo	$20,000	$13	47
1723 Marcus Ave	0.50mi	3/1.5	1,564 (-10%)	14mo	$25,000	$16	45
5041 Lotus Ave	0.44mi	4/1.5 (+1)	1,500 (-14%)	10mo	$30,000	$20	41
5232 Cote Brilliante Ave	0.66mi	2/1.0 (-1)	1,576 (-10%)	10mo	$14,900	$9	40
3208 N Taylor Ave	0.64mi	3/1.5	1,500 (-14%)	10mo	$24,900	$17	37
4898 Margaretta Ave	0.62mi	2/2.0 (-1)	1,530 (-12%)	11mo	$100,000	$65	33

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: —
• Equity multiple: 8.29×
• Total profit: $51,029
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 17.49×
• Total profit: $115,402
• Equity at exit: $2,162

Cash invested: $7,000 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$131
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $865

Break-even live

Break-even rent $210

Max offer price $25,000

Occupancy floor 29%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5223 Ashland Ave Saint Louis, MO	2.0	1.0	2200	$1,250	$0.57	44d	1	0.59mi
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	44d	1	0.59mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	44d	1	0.77mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	44d	1	0.78mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	44d	1	0.80mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	44d	1	0.89mi
1320 Academy Ave Unit A St. Louis, MO	2.0	1.0	1600	$1,090	$0.68	44d	1	0.89mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	44d	1	0.94mi
5345 Wells Ave Unit 2ND St. Louis, MO	3.0	1.0	1127	$1,095	$0.97	23d	1	0.96mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	4d	1	1.09mi
763 Walton Ave Unit 763 St. Louis, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.14mi
625 N Euclid Ave St. Louis, MO	2.0	1.0–2.0	984	$3,120	$3.17	2d	16	1.31mi
5130 Kensington Ave Unit 1 St. Louis, MO	3.0	2.0	1200	$1,245	$1.04	23d	1	1.31mi
4901 Washington Blvd Saint Louis, MO	2.0	2.0	1620	$2,500	$1.54	11d	1	1.34mi
4738 Olive St Saint Louis, MO	2.0	2.0	1413	$1,925	$1.36	23d	1	1.37mi
4400 Delmar Blvd St. Louis, MO	3.0	1.0	1450	$1,600	$1.10	44d	1	1.40mi
4223 Red Bud Ave Unit 1F St. Louis, MO	2.0	1.0	1167	$895	$0.77	44d	1	1.41mi
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	23d	1	1.42mi
4500 Olive St Unit D St. Louis, MO	2.0	2.0	1200	$1,725	$1.44	44d	1	1.44mi
401 N Euclid Ave St. Louis, MO	3.0	1.0	1025	$1,875	$1.83	2d	4	1.47mi
4466 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1222	$2,495	$2.04	2d	7	1.48mi

Listing history 15 events

1. 2026-06-10
   status $25,000 Pending 245 DOM
2. 2026-06-09
   days on market $25,000 Active 245 DOM
3. 2026-06-08
   days on market $25,000 Active 244 DOM
4. 2026-06-08
   days on market $25,000 Active 243 DOM
5. 2026-06-05
   days on market $25,000 Active 240 DOM
6. 2026-06-03
   days on market $25,000 Active 239 DOM
7. 2026-06-02
   days on market $25,000 Active 238 DOM
8. 2026-06-01
   days on market $25,000 Active 237 DOM
9. 2026-05-31
   days on market $25,000 Active 236 DOM
10. 2026-01-31
    price $25,000 454-char remark

    Show marketing remark (454 chars)

    This three-bedroom, two-bath home offers a comfortable living area and the framework for future value. With some work, it stands ready to serve as a profitable flip or a reliable income-producing asset. For the investor who understands that progress is built through intention and action. Offered As-Is, this property is can be bundled with 2832 Euclid Ave. The seller is motivated and will review all submitted offers three weeks from the listing date.

11. 2026-01-06
    price $40,000 454-char remark

    Show marketing remark (454 chars)

    This three-bedroom, two-bath home offers a comfortable living area and the framework for future value. With some work, it stands ready to serve as a profitable flip or a reliable income-producing asset. For the investor who understands that progress is built through intention and action. Offered As-Is, this property is can be bundled with 2832 Euclid Ave. The seller is motivated and will review all submitted offers three weeks from the listing date.

12. 2025-11-29
    price $50,000 454-char remark

    Show marketing remark (454 chars)

    This three-bedroom, two-bath home offers a comfortable living area and the framework for future value. With some work, it stands ready to serve as a profitable flip or a reliable income-producing asset. For the investor who understands that progress is built through intention and action. Offered As-Is, this property is can be bundled with 2832 Euclid Ave. The seller is motivated and will review all submitted offers three weeks from the listing date.

13. 2025-10-07
    listed $58,000 Active 454-char remark

    Show marketing remark (454 chars)

    This three-bedroom, two-bath home offers a comfortable living area and the framework for future value. With some work, it stands ready to serve as a profitable flip or a reliable income-producing asset. For the investor who understands that progress is built through intention and action. Offered As-Is, this property is can be bundled with 2832 Euclid Ave. The seller is motivated and will review all submitted offers three weeks from the listing date.

14. 1992-08-20
    soldstatus
15. 1991-12-02
    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: $292 · $24/mo
• Projected year-2 tax: $292 · $24/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: $15,651
• − Mortgage interest: −$1,400
• − Property taxes: −$292
• − Insurance: −$125
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$727
• Taxable income: $10,603
• Est. tax owed @ 24.0%: −$2,545
• After-tax cash flow: $7,830/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

-56.9% since first listed

6 events — show timeline

• 2026-01-31 Price Changed $25,000 MARIS as Distributed by MLS Grid
• 2026-01-06 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2025-11-29 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2025-10-07 Listed $58,000 MARIS as Distributed by MLS Grid
• 1992-08-20 Sold (Public Records) — Public Records
• 1991-12-02 Sold (Public Records) — Public Records

Property tax history

-3.0%/yr

Latest (2024): $292 · +4.6% YoY. Source: county tax records.