7101 Virginia Ave · St. Louis, MO 63111

$166,000

3 bd · 1.0 ba · 1,790 sqft · SingleFamily public records · 114 Days on market

Built 1890 3,990 sqft lot $93/sqft · 21% below area Est $172k · at est.

---

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 +17.6/30.0
• ARV discount +9.0/15.0
• DSCR +5.5/10.0
• 1% rule +3.7/10.0
• 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

Welcome to 7101 Virginia Ave, a property that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the soft lighting. The living room is a cozy retreat, featuring a beautiful fireplace that adds warmth and charm to the space. Step outside to the patio, a perfect spot for relaxation or entertaining, gives protection from the elements while still allowing you to enjoy the outdoors. This property is a perfect blend of style and functionality, making it a must-see for anyone seeking a new home. Don't miss out on this unique opportunity to own a piece of tranquility. Included 100-Day Home Warranty with buyer activation

Key facts

• Beautiful fireplace
• Covered patio
• 3,990 sq ft lot

Tags

• STAINLESS STEEL APPLIANCES
• COVERED PATIO
• BEAUTIFUL FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (12.9% below list).
• Recommended offer: $145k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 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.
• Zoned schools: Woerner Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 362 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 37% of the median local income ($47k/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 $1k of loan paydown is wiped out by about $5k 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 114 days — a 9% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $166k implies a 315% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $144,518 (12.9% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 0.87% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

• ARV (median comp): $171,562
• List price: $166,000
• Delta: -3.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7226 Virginia Ave	0.13mi	3/1.5	1,860 (+4%)	5mo	$64,900	$35	81
7223 Pennsylvania Ave	0.23mi	3/2.0	1,856 (+4%)	8mo	$44,900	$24	72
7505 Pennsylvania Ave	0.34mi	4/1.5 (+1)	1,788 (-0%)	7mo	$135,000	$76	71
7027 Michigan Ave	0.06mi	4/2.5 (+1)	2,000 (+12%)	6mo	$104,900	$52	61
7721 Michigan Ave	0.45mi	3/2.0	1,658 (-7%)	3mo	$169,900	$102	60
122 W Courtois St	0.53mi	3/2.0	1,625 (-9%)	3mo	$125,000	$77	54
3651 Germania St	0.67mi	3/1.0	1,894 (+6%)	7mo	$185,000	$98	54
6321 Alaska Ave	0.55mi	3/2.0	1,613 (-10%)	4mo	$235,000	$146	51
3670 Loughborough Ave	0.54mi	3/1.5	1,979 (+11%)	6mo	$300,000	$152	50
6111 Idaho Ave	0.66mi	3/2.0	1,600 (-11%)	4mo	$299,900	$187	44
3674 Blow St	0.55mi	2/2.0 (-1)	1,588 (-11%)	7mo	$230,000	$145	41
6169 Tennessee Ave	0.66mi	4/2.0 (+1)	1,593 (-11%)	7mo	$278,000	$175	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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-18,290
• Equity at exit: $24,751

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,894
• Equity at exit: $14,353

Cash invested: $46,480 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$871
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $130

Break-even live

Break-even rent $1,281

Max offer price $166,000

Occupancy floor 86%

Sensitivity live

Price	-10% $224	-5% $177	+0% $130	+5% $83	+10% $36
Rent	-10% $16	-5% $73	+0% $130	+5% $187	+10% $244
Rate	-1.0pp $214	-0.5pp $172	base $130	+0.5pp $87	+1.0pp $43

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6915 Alabama Ave Unit 1st Floor St. Louis, MO	2.0	1.0	1248	$1,200	$0.96	45d	1	0.12mi
6730 Vermont Ave Saint Louis, MO	3.0	2.0	1534	$1,600	$1.04	16d	1	0.17mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	19d	1	0.19mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	0d	8	0.25mi
7924 Michigan Ave Unit 2F St. Louis, MO	3.0	2.0	1250	$1,195	$0.96	4d	1	0.60mi
3857 Boulevard Heights Ct Saint Louis, MO	3.0	2.5	1697	$2,250	$1.33	3d	1	0.81mi
4114 Alma Ave Saint Louis, MO	3.0	1.5	1269	$2,065	$1.63	0d	1	1.26mi
4114 Alma Ave Saint Louis, MO	3.0	1.5	1269	$2,065	$1.63	3d	1	1.26mi
4000 Schiller Pl Saint Louis, MO	2.0	2.5	1448	$1,600	$1.10	0d	1	1.45mi
229 Horn Ave Saint Louis, MO	2.0	1.5	1301	$1,871	$1.44	0d	1	1.47mi

Listing history 30 events

1. 2026-06-21
   days on market $166,000 Active 114 DOM
2. 2026-06-18
   days on market $166,000 Active 111 DOM
3. 2026-06-17
   days on market $166,000 Active 110 DOM
4. 2026-06-16
   days on market $166,000 Active 109 DOM
5. 2026-06-15
   days on market $166,000 Active 108 DOM
6. 2026-06-13
   days on market $166,000 Active 106 DOM
7. 2026-06-09
   days on market $166,000 Active 102 DOM
8. 2026-06-08
   days on market $166,000 Active 101 DOM
9. 2026-06-08
   days on market $166,000 Active 100 DOM
10. 2026-06-05
    pricedays on market $166,000 Active 97 DOM
11. 2026-06-03
    days on market $170,000 Active 96 DOM
12. 2026-06-02
    days on market $170,000 Active 95 DOM
13. 2026-06-01
    days on market $170,000 Active 94 DOM
14. 2026-05-31
    days on market $170,000 Active 93 DOM
15. 2026-05-14
    price $170,000 685-char remark

    Show marketing remark (685 chars)

    Welcome to 7101 Virginia Ave, a property that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the soft lighting. The living room is a cozy retreat, featuring a beautiful fireplace that adds warmth and charm to the space. Step outside to the patio, a perfect spot for relaxation or entertaining, gives protection from the elements while still allowing you to enjoy the outdoors. This property is a perfect blend of style and functionality, making it a must-see for anyone seeking a new home. Don't miss out on this unique opportunity to own a piece of tranquility. Included 100-Day Home Warranty with buyer activation

16. 2026-04-30
    price $178,000 685-char remark

    Show marketing remark (685 chars)

    Welcome to 7101 Virginia Ave, a property that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the soft lighting. The living room is a cozy retreat, featuring a beautiful fireplace that adds warmth and charm to the space. Step outside to the patio, a perfect spot for relaxation or entertaining, gives protection from the elements while still allowing you to enjoy the outdoors. This property is a perfect blend of style and functionality, making it a must-see for anyone seeking a new home. Don't miss out on this unique opportunity to own a piece of tranquility. Included 100-Day Home Warranty with buyer activation

17. 2026-04-16
    price $184,000 685-char remark

    Show marketing remark (685 chars)

    Welcome to 7101 Virginia Ave, a property that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the soft lighting. The living room is a cozy retreat, featuring a beautiful fireplace that adds warmth and charm to the space. Step outside to the patio, a perfect spot for relaxation or entertaining, gives protection from the elements while still allowing you to enjoy the outdoors. This property is a perfect blend of style and functionality, making it a must-see for anyone seeking a new home. Don't miss out on this unique opportunity to own a piece of tranquility. Included 100-Day Home Warranty with buyer activation

18. 2026-04-02
    price $190,000 685-char remark

    Show marketing remark (685 chars)

    Welcome to 7101 Virginia Ave, a property that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the soft lighting. The living room is a cozy retreat, featuring a beautiful fireplace that adds warmth and charm to the space. Step outside to the patio, a perfect spot for relaxation or entertaining, gives protection from the elements while still allowing you to enjoy the outdoors. This property is a perfect blend of style and functionality, making it a must-see for anyone seeking a new home. Don't miss out on this unique opportunity to own a piece of tranquility. Included 100-Day Home Warranty with buyer activation

19. 2026-03-19
    price $193,000 685-char remark

    Show marketing remark (685 chars)

    Welcome to 7101 Virginia Ave, a property that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the soft lighting. The living room is a cozy retreat, featuring a beautiful fireplace that adds warmth and charm to the space. Step outside to the patio, a perfect spot for relaxation or entertaining, gives protection from the elements while still allowing you to enjoy the outdoors. This property is a perfect blend of style and functionality, making it a must-see for anyone seeking a new home. Don't miss out on this unique opportunity to own a piece of tranquility. Included 100-Day Home Warranty with buyer activation

20. 2026-02-27
    listed $196,000 Active 685-char remark

    Show marketing remark (685 chars)

    Welcome to 7101 Virginia Ave, a property that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the soft lighting. The living room is a cozy retreat, featuring a beautiful fireplace that adds warmth and charm to the space. Step outside to the patio, a perfect spot for relaxation or entertaining, gives protection from the elements while still allowing you to enjoy the outdoors. This property is a perfect blend of style and functionality, making it a must-see for anyone seeking a new home. Don't miss out on this unique opportunity to own a piece of tranquility. Included 100-Day Home Warranty with buyer activation

21. 2025-12-03
    price $200,000
22. 2025-10-01
    price $175,000
23. 2025-09-11
    price $199,900
24. 2025-08-28
    price $209,900
25. 2025-07-31
    price $214,900
26. 2025-06-19
    listed $225,000 Active
27. 2025-06-17
    historical
28. 2024-12-04
    soldstatus $40,000
29. 2016-01-04
    price $33,000
30. 1994-12-09
    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: $865 · $72/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$746/yr (+$62/mo · 86.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $17,342
• − Mortgage interest: −$9,299
• − Property taxes: −$865
• − Insurance: −$830
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$4,829
• Taxable loss: −$1,255
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $1,861/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+415.2% since first listed

16 events — show timeline

• 2026-05-14 Price Changed $170,000 MARIS as Distributed by MLS Grid
• 2026-04-30 Price Changed $178,000 MARIS as Distributed by MLS Grid
• 2026-04-16 Price Changed $184,000 MARIS as Distributed by MLS Grid
• 2026-04-02 Price Changed $190,000 MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $193,000 MARIS as Distributed by MLS Grid
• 2026-02-27 Listed $196,000 MARIS as Distributed by MLS Grid
• 2025-12-03 Price Changed $200,000 MARIS as Distributed by MLS Grid
• 2025-10-01 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2025-09-11 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2025-08-28 Price Changed $209,900 MARIS as Distributed by MLS Grid
• 2025-07-31 Price Changed $214,900 MARIS as Distributed by MLS Grid
• 2025-06-19 Listed $225,000 MARIS as Distributed by MLS Grid
• 2025-06-17 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-12-04 Sold (Public Records) $40,000 Public Records
• 2016-01-04 Price Changed $33,000 MARIS as Distributed by MLS Grid
• 1994-12-09 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2023): $865 · +5.6% YoY. Source: county tax records.