4496 Maryland Ave Unit B · St. Louis, MO 63108

$104,900

1 bd · 1.0 ba · 618 sqft · Condo public records · 198 Days on market

Built 1901 $170/sqft · 18% below area Est $129k · 18% under $302/mo HOA · 22% of rent

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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 +17.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• DSCR +5.6/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

In the heart of Central West End, the most desirable neighborhood in Saint Louis, short walk to all dinning and shopping. Epic metro living and a short walk to the Forest Park, and a peaceful small public park in the backyard. One bed, one bath with huge storage area. While the building is older, but this unit was added much later. On bus line. HOA covers building upkeep, common area cleaning together with water and sewer. Carefree living close to all the fun!! Listing agent has interest in the property. Very large storage area. Gated parking, close to BJC, WashU, SLU. Owner is related to the listing agent.

Key facts

• Huge storage area
• Close to bjc
• Close to washu

Tags

• SHORT WALK TO FOREST PARK
• PEACEFUL SMALL PUBLIC PARK
• HUGE STORAGE AREA
• GATED PARKING
• CLOSE TO BJC
• CLOSE TO WASHU

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (+3.1%/yr); 152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 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.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent; built in 1901 — 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 $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 6.5

CMA / ARV

• ARV (median comp): $128,521
• List price: $104,900
• Delta: -18.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.1% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-11,000
• Equity at exit: $15,641

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-979
• Equity at exit: $9,070

Cash invested: $29,372 (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 63108

• Home prices YoY: -33.1%
• Rents YoY: 3.1%
• Active inventory: 152
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$550
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$44
• HOA: −$302
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $89

Break-even live

Break-even rent $1,240

Max offer price $104,900

Occupancy floor 88%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4515 Maryland Ave Saint Louis, MO	1.0	1.0	740	$1,265	$1.71	4d	4	0.06mi
4466 Greenwich Ct St. Louis, MO	2.0	1.0–2.0	750	$1,139	$1.52	2d	6	0.08mi
4497 Pershing Ave Saint Louis, MO	2.0	1.0	579	$1,204	$2.08	2d	7	0.10mi
368 N Taylor Ave Saint Louis, MO	1.0	1.0	525	$1,000	$1.90	4d	5	0.13mi
4615 Lindell Blvd Saint Louis, MO	1.0–2.0	1.0–2.5	1251	$1,520	$1.22	7d	6	0.17mi
4415 Pershing Ave Saint Louis, MO	—	1.0	400	$895	$2.24	43d	1	0.17mi
4400 Lindell Blvd Saint Louis, MO	2.0	1.0–2.0	950	$1,962	$2.06	1d	15	0.21mi
4616 Lindell Blvd Saint Louis, MO	1.0	1.0	617	$1,450	$2.35	7d	6	0.22mi
4160 Olive Blvd Motorworks Saint Louis, MO	1.0	1.0	555	$1,192	$2.15	10d	3	0.24mi
2 Maryland Plz Saint Louis, MO	1.0–2.0	1.0–2.0	799	$1,635	$2.05	43d	4	0.26mi
7 Maryland Plz St. Louis, MO	1.0	1.0	513	$1,030	$2.01	43d	1	0.27mi
4355 Maryland Ave Saint Louis, MO	2.0	1.0	701	$1,300	$1.85	2d	8	0.27mi
325-329 N Euclid Ave Unit 2819-B St. Louis, MO	1.0	1.0	700	$950	$1.36	17d	1	0.28mi
4355 Maryland Ave Saint Louis, MO	1.0	1.0	588	$1,200	$2.04	43d	4	0.28mi
4466 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1222	$1,650	$1.35	1d	7	0.29mi
4907 W Pine Blvd Saint Louis, MO	2.0	1.0–2.0	750	$1,230	$1.64	43d	1	0.32mi
386 N Euclid Ave Saint Louis, MO	1.0	1.0	590	$1,495	$2.53	4d	1	0.34mi
4949 W Pine Blvd St. Louis, MO	1.0–2.0	1.0–2.0	925	$1,310	$1.42	4d	12	0.36mi
4535 Forest Park Ave Saint Louis, MO	1.0–2.0	1.0–2.0	1017	$1,756	$1.73	2d	15	0.39mi
401 N Euclid Ave St. Louis, MO	3.0	1.0	1025	$1,355	$1.32	1d	4	0.39mi
100 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	1211	$3,963	$3.27	43d	84	0.42mi
100 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	1171	$3,882	$3.31	1d	80	0.42mi
40 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	872	$1,695	$1.94	43d	54	0.44mi
40 N Kingshighway Blvd Saint Louis, MO	2.0	1.0–2.0	860	$1,870	$2.17	1d	54	0.44mi
4242 Lindell Blvd Apt 102 St. Louis, MO	1.0	1.0	740	$1,300	$1.76	23d	1	0.45mi
4242 Lindell Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	820	$1,365	$1.66	16d	4	0.45mi
18 S Kingshighway Blvd Saint Louis, MO	4.0	1.0–2.0	730	$1,530	$2.10	43d	42	0.50mi
18 S Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	780	$1,673	$2.15	2d	52	0.50mi
625 N Euclid Ave St. Louis, MO	2.0	1.0–2.0	984	$2,145	$2.18	1d	16	0.54mi
462 Whittier St Apt 6 St. Louis, MO	1.0	1.0	598	$1,225	$2.05	19d	1	0.58mi
4140 Washington Blvd Saint Louis, MO	1.0	1.0	495	$1,010	$2.04	43d	6	0.67mi
4140 Washington Blvd Saint Louis, MO	1.0–2.0	1.0–2.5	907	$865	$0.95	1d	1	0.67mi
4066 Lindell Blvd Saint Louis, MO	—	1.0	375	$850	$2.27	44d	4	0.68mi
4065 W Pine Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1075	$1,250	$1.16	43d	8	0.70mi
4020 Lindell Blvd Saint Louis, MO	1.0	1.0	425	$795	$1.87	43d	1	0.77mi
4020 Lindell Blvd Unit 308 St. Louis, MO	—	1.0	425	$825	$1.94	16d	1	0.77mi
4020 Lindell Blvd Unit 306 St. Louis, MO	—	1.0	425	$795	$1.87	43d	1	0.77mi
4020 Lindell Blvd Unit 314 St. Louis, MO	—	1.0	425	$795	$1.87	16d	1	0.77mi
3965 Laclede Ave Saint Louis, MO	1.0–2.0	1.0–2.0	872	$1,275	$1.46	2d	4	0.85mi
3853 Lindell Blvd Saint Louis, MO	—	1.0	450	$865	$1.92	11d	1	0.97mi

HOA detail condo

• Monthly dues: $302 · $3,624/yr
• Likely covers: watersewersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $104,900 Active 198 DOM
2. 2026-06-17
   days on market $104,900 Active 197 DOM
3. 2026-06-16
   days on market $104,900 Active 196 DOM
4. 2026-06-15
   days on market $104,900 Active 195 DOM
5. 2026-06-13
   days on market $104,900 Active 193 DOM
6. 2026-06-09
   days on market $104,900 Active 189 DOM
7. 2026-06-08
   days on market $104,900 Active 188 DOM
8. 2026-06-08
   days on market $104,900 Active 187 DOM
9. 2026-06-05
   days on market $104,900 Active 184 DOM
10. 2026-06-03
    days on market $104,900 Active 183 DOM
11. 2026-06-02
    days on market $104,900 Active 182 DOM
12. 2026-06-01
    days on market $104,900 Active 181 DOM
13. 2026-05-31
    days on market $104,900 Active 180 DOM
14. 2026-05-07
    status Active 616-char remark

    Show marketing remark (616 chars)

    In the heart of Central West End, the most desirable neighborhood in Saint Louis, short walk to all dinning and shopping. Epic metro living and a short walk to the Forest Park, and a peaceful small public park in the backyard. One bed, one bath with huge storage area. While the building is older, but this unit was added much later. On bus line. HOA covers building upkeep, common area cleaning together with water and sewer. Carefree living close to all the fun!! Listing agent has interest in the property. Very large storage area. Gated parking, close to BJC, WashU, SLU. Owner is related to the listing agent.

15. 2025-12-31
    status Active 616-char remark

    Show marketing remark (616 chars)

    In the heart of Central West End, the most desirable neighborhood in Saint Louis, short walk to all dinning and shopping. Epic metro living and a short walk to the Forest Park, and a peaceful small public park in the backyard. One bed, one bath with huge storage area. While the building is older, but this unit was added much later. On bus line. HOA covers building upkeep, common area cleaning together with water and sewer. Carefree living close to all the fun!! Listing agent has interest in the property. Very large storage area. Gated parking, close to BJC, WashU, SLU. Owner is related to the listing agent.

16. 2025-12-29
    price $104,900 616-char remark

    Show marketing remark (616 chars)

    In the heart of Central West End, the most desirable neighborhood in Saint Louis, short walk to all dinning and shopping. Epic metro living and a short walk to the Forest Park, and a peaceful small public park in the backyard. One bed, one bath with huge storage area. While the building is older, but this unit was added much later. On bus line. HOA covers building upkeep, common area cleaning together with water and sewer. Carefree living close to all the fun!! Listing agent has interest in the property. Very large storage area. Gated parking, close to BJC, WashU, SLU. Owner is related to the listing agent.

17. 2025-11-24
    listed $114,900 Active 616-char remark

    Show marketing remark (616 chars)

    In the heart of Central West End, the most desirable neighborhood in Saint Louis, short walk to all dinning and shopping. Epic metro living and a short walk to the Forest Park, and a peaceful small public park in the backyard. One bed, one bath with huge storage area. While the building is older, but this unit was added much later. On bus line. HOA covers building upkeep, common area cleaning together with water and sewer. Carefree living close to all the fun!! Listing agent has interest in the property. Very large storage area. Gated parking, close to BJC, WashU, SLU. Owner is related to the listing agent.

18. 2009-11-17
    soldstatus $75,000
19. 2004-07-23
    soldstatus $68,800

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$13/yr (+$1/mo · 1.3%)

ⓘ 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: $16,235
• − Mortgage interest: −$5,876
• − Property taxes: −$1,005
• − Insurance: −$524
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − HOA: −$3,624
• − Depreciation: −$3,052
• Taxable loss: −$443
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $1,178/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): 21,336
• Household income: $55,147
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 2180.0

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 0.62)
• Race & ethnicity: White 54% Black 26% Asian 13% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 4% Romanian 3% Iranian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 3% Other Asian/Pacific 3% Spanish 3%

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: ▼ -111.22%
• Current HPI: 225.1081
• Rent YoY: ▲ 3.10%
• 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

+52.5% since first listed

6 events — show timeline

• 2026-05-07 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-31 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-29 Price Changed $104,900 MARIS as Distributed by MLS Grid
• 2025-11-24 Listed $114,900 MARIS as Distributed by MLS Grid
• 2009-11-17 Sold (Public Records) $75,000 Public Records
• 2004-07-23 Sold (Public Records) $68,800 Public Records

Property tax history

-0.8%/yr

Latest (2024): $1,005 · +4.7% YoY. Source: county tax records.