3710 S Broadway · St. Louis, MO 63118

$70,000

3 bd · 2.0 ba · 1,930 sqft · SingleFamily public records · 10 Days on market

Built 1911 2,491 sqft lot

---

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 +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

Investors, property currently leased at $950 month...GREAT CASHFLOW!!...4+ bedrooms and 1.75 baths!! Was 2 family, now coverted to a spacious single family home. Large Dining Room. Large eat-in kitchen with stove, dishwasher, fridge and large pantry. (Appliances working but not warranted.) Newer TILT-IN WINDOWS throughout. Newer A/C. Recent ELECTRICAL, PLUMBING upgrades. Front bricked patio or BBQ on the backyard patio! Walkout basement. Sold in present condition. However, it HAS PASSED City Inspection!! Roof may need some repair. Seller will pay for no repairs or inspections. Conveniently located just west of CHEROKEE HISTORIC AREA, near public transportation and schools. Submit offers on Special Sale Contract. Offers will require lien holder's approval.

Key facts

• 2,491 sq ft lot
• Built 1911
• Listed 9 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available; Natural gas available; Water available; Sewer available
• Home design: Single-family residence; Two levels; Residential property
• Construction: Brick construction
• Exterior features: Back yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 21.4% 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: Meramec Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 202 students, 98% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 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: Rents rising fast (+4.9%/yr); 243 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 35% of the median local income ($58k/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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 1911 — 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 $70,000

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.37% ✓
• Cap rate: 21.36%
• Cash-on-cash: 53.81%
• DSCR: 3.39
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $248,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3704 Ohio Ave	0.21mi	3/3.5	1,938 (+0%)	1mo	$249,900	$129	83
2217 Keokuk St	0.22mi	3/2.5	1,840 (-5%)	1mo	$219,000	$119	80
3500 California Ave	0.42mi	3/2.5	1,964 (+2%)	4mo	$314,900	$160	72
3705 Illinois Ave	0.08mi	4/2.0 (+1)	1,692 (-12%)	5mo	$175,000	$103	67
3317 Indiana Ave	0.49mi	2/2.5 (-1)	1,872 (-3%)	1mo	$345,000	$184	64
3214 California Ave	0.70mi	2/2.5 (-1)	1,900 (-2%)	2mo	$279,900	$147	56
3428 Indiana Ave	0.33mi	3/2.0	1,642 (-15%)	5mo	$224,900	$137	56
3506 Pennsylvania Ave	0.58mi	3/2.0	1,758 (-9%)	5mo	$195,000	$111	54
3916 Nebraska Ave	0.53mi	3/2.0	1,696 (-12%)	3mo	$129,000	$76	53
3332 Nebraska Ave	0.65mi	3/2.0	1,732 (-10%)	1mo	$140,000	$81	52
3539 Pennsylvania Ave	0.58mi	3/2.5	1,760 (-9%)	5mo	$245,000	$139	52
3419 California Ave	0.51mi	3/1.5	2,202 (+14%)	2mo	$245,000	$111	49

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: 54.0%
• Equity multiple: 3.44×
• Total profit: $47,845
• Equity at exit: $10,437

10-year hold

• IRR: 59.8%
• Equity multiple: 7.50×
• Total profit: $127,446
• Equity at exit: $6,052

Cash invested: $19,600 (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: 243
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$367
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $879

Break-even live

Break-even rent $549

Max offer price $70,000

Occupancy floor 42%

Sensitivity live

Price	-10% $918	-5% $899	+0% $879	+5% $859	+10% $839
Rent	-10% $748	-5% $813	+0% $879	+5% $944	+10% $1,010
Rate	-1.0pp $914	-0.5pp $897	base $879	+0.5pp $861	+1.0pp $842

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$2,300	$1.89	2d	15	0.38mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	44d	1	0.43mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	17d	1	0.43mi
3319 S 18th St Saint Louis, MO	2.0	1.5	1368	$1,600	$1.17	44d	1	0.60mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	2d	1	0.68mi
3914 Michigan Ave Saint Louis, MO	2.0	1.0	1376	$1,150	$0.84	44d	1	0.69mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	15d	1	0.69mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	44d	1	0.72mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	24d	1	0.72mi
3215 Oregon Ave Unit 1F St. Louis, MO	2.0	1.0	1373	$1,150	$0.84	18d	1	0.76mi
4130 Minnesota Ave Saint Louis, MO	2.0	1.0	1234	$975	$0.79	15d	1	0.77mi
1917 Arsenal St Saint Louis, MO	2.0	1.0	1239	$1,250	$1.01	21d	1	0.80mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	2d	1	0.83mi
2634 Arsenal St St. Louis, MO	2.0	1.0	1500	$1,400	$0.93	24d	1	0.84mi
2636 Arsenal St St. Louis, MO	2.0	1.0	1500	$1,400	$0.93	24d	1	0.84mi
3410 Virginia Ave Unit B St. Louis, MO	2.0	2.0	1442	$1,375	$0.95	17d	1	0.87mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	44d	1	0.90mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	44d	1	0.91mi
4250 Michigan Ave Saint Louis, MO	2.0	1.0	2184	$1,200	$0.55	44d	1	0.93mi
3411 Cherokee St St. Louis, MO	4.0	2.0	1568	$1,850	$1.18	44d	1	0.98mi
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	5d	1	1.06mi
3009 Pennsylvania Ave Saint Louis, MO	1.0–2.0	1.0–2.0	928	$1,195	$1.29	21d	6	1.10mi
4005 S Grand Blvd Saint Louis, MO	4.0	1.0	1323	$1,150	$0.87	17d	1	1.11mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	18d	1	1.17mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	5d	1	1.17mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	8d	1	1.24mi
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	24d	1	1.24mi
2664 Nebraska Ave Unit 2F Saint Louis, MO	3.0	1.0	1350	$1,150	$0.85	24d	1	1.28mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	44d	1	1.29mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	21d	1	1.31mi
3628 Wyoming St Unit 2F St. Louis, MO	4.0	1.0	1700	$1,950	$1.15	44d	1	1.32mi
2327 Texas Ave Apt 205 St. Louis, MO	3.0	2.0	1375	$2,095	$1.52	18d	1	1.37mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	44d	1	1.40mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	8d	1	1.40mi
2602 Minnesota Ave Saint Louis, MO	2.0	1.5	1664	$1,950	$1.17	5d	1	1.41mi
2406 S 10th St Saint Louis, MO	3.0	2.0	2000	$1,950	$0.97	24d	1	1.42mi
4657 Idaho Ave Unit 4659 St. Louis, MO	2.0	2.0	1668	$1,295	$0.78	24d	1	1.42mi
2267 Indiana Ave Saint Louis, MO	2.0	1.5	1900	$2,195	$1.16	4d	1	1.45mi
2253 Indiana Ave Saint Louis, MO	4.0	3.5	1760	$2,600	$1.48	8d	1	1.48mi
713 Barton St Unit 1031874P St. Louis, MO	3.0	2.0	1593	$3,856	$2.42	8d	1	1.49mi

Listing history 7 events

1. 2026-06-21
   days on market $70,000 Active 10 DOM
2. 2026-06-18
   days on market $70,000 Active 7 DOM
3. 2026-06-17
   days on market $70,000 Active 6 DOM
4. 2026-06-16
   days on market $70,000 Active 5 DOM
5. 2026-06-15
   days on market $70,000 Active 4 DOM
6. 2026-06-13
   remarks 378-char remark
7. 2026-06-13
   listed $70,000 Active 2 DOM

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$230/yr (+$19/mo · 51.2%)

ⓘ 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 ≥109°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: $19,937
• − Mortgage interest: −$3,921
• − Property taxes: −$449
• − Insurance: −$350
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$2,036
• Taxable income: $9,991
• Est. tax owed @ 24.0%: −$2,398
• After-tax cash flow: $8,149/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

+300.0% since first listed

11 events — show timeline

• 2026-06-11 Listed $70,000 MARIS as Distributed by MLS Grid
• 2022-05-23 Price Changed $1,695 RENT.
• 2012-09-21 Sold (Public Records) — Public Records
• 2012-09-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-07-03 Listed $50,000 MARIS as Distributed by MLS Grid
• 2007-02-26 Sold (Public Records) $109,000 Public Records
• 2005-10-26 Sold (Public Records) — Public Records
• 2005-10-14 Sold (Public Records) $35,000 Public Records
• 2002-11-05 Sold (Public Records) — Public Records
• 2002-09-09 Sold (Public Records) — Public Records
• 1998-08-20 Sold (Public Records) $17,500 Public Records

Property tax history

+2.6%/yr

Latest (2024): $449 · +4.8% YoY. Source: county tax records.