8227 Braddock Dr · University City, MO 63132

$92,500

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 4 Days on market

Built 1926 4,199 sqft lot Est $82k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Key facts

• 4,199 sq ft lot
• Built 1926
• Listed 4 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior; Asphalt roof; Built according to public records (living area 720)
• Exterior features: Front and back yard

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Cap rate 11.2% vs local median 4.9% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Barbara Jordan Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 310 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 52 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 17% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $92k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $92,500

Questions for the listing agent

1. Built in 1926 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.33% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.45%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $82,080
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8426 Orchard Ave	0.28mi	2/1.0 (+1)	778 (+8%)	18mo	$88,500	$114	54
1342 Westover Ave	0.45mi	2/1.0 (+1)	768 (+7%)	22mo	$88,000	$115	44
1251 Laughren Dr	0.21mi	2/1.0 (+1)	825 (+15%)	22mo	$90,000	$109	43
8158 Vardaman Dr	0.24mi	2/1.0 (+1)	825 (+15%)	21mo	$119,900	$145	42
1515 78th St	0.64mi	2/1.0 (+1)	792 (+10%)	10mo	$85,000	$107	40

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 · 6.64% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.53×
• Total profit: $13,660
• Equity at exit: $13,792

10-year hold

• IRR: 24.2%
• Equity multiple: 3.45×
• Total profit: $63,413
• Equity at exit: $7,998

Cash invested: $25,900 (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 63132

• Rents YoY: 6.6%
• Active inventory: 52
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$485
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $377

Break-even live

Break-even rent $754

Max offer price $92,500

Occupancy floor 64%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	23d	1	0.02mi
1150 N Price Rd St. Louis, MO	1.0–3.0	1.0–2.0	999	$1,786	$1.79	1d	151	0.88mi
9150 Olive Xing St. Louis, MO	1.0–2.0	1.0–2.0	1084	$1,825	$1.68	1d	3	0.90mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,175	$1.29	43d	1	1.01mi
8650 Kingsbridge Dr St. Louis, MO	1.0–2.0	1.0	660	$995	$1.51	2d	10	1.12mi
8400 Delmar Blvd St. Louis, MO	3.0	1.0–2.0	1006	$2,133	$2.12	1d	8	1.27mi
8680 Delmar Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	910	$2,100	$2.31	1d	14	1.34mi
2201 Gaebler Ave Unit A Overland, MO	2.0	1.0	710	$1,250	$1.76	23d	1	1.40mi
1820 Spencer Ave Saint Louis, MO	—	1.0	702	$1,500	$2.14	12d	1	1.42mi

Listing history 5 events

1. 2026-06-07
   status $92,500 Pending 4 DOM
2. 2026-06-03
   days on market $92,500 Active 4 DOM
3. 2026-06-02
   days on market $92,500 Active 3 DOM
4. 2026-06-01
   days on market $92,500 Active 2 DOM
5. 2026-05-31
   listed $92,500 Active 1 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: $866 · $72/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$31/yr (+$3/mo · 3.6%)

ⓘ 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: $14,770
• − Mortgage interest: −$5,181
• − Property taxes: −$866
• − Insurance: −$462
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,691
• Taxable income: $3,206
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,750/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

Amenities D- Commute D- Cost of living B Crime C+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 14,283
• Household income: $87,385
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 644.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 49% Black 27% Asian 16% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Scotch-Irish 3% Slovak 2%
• Foreign-born: 12% · China, Canada, Philippines
• Languages at home: 82% English-only · Chinese 9% Other Asian/Pacific 3% Other Indo-European 2%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -482.68%
• Current HPI: 255.4778
• Rent YoY: ▲ 6.64%
• 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

+143.4% since first listed

3 events — show timeline

• 2026-05-30 Listed $92,500 MARIS as Distributed by MLS Grid
• 2007-05-30 Sold (Public Records) $38,000 Public Records
• 1996-11-15 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2022): $866 · +1.0% YoY. Source: county tax records.