6220 Vermont Ave · St. Louis, MO 63111

$94,900

3 bd · 2.0 ba · 1,616 sqft · Townhouse public records · 154 Days on market

Built 1908 2,252 sqft lot $59/sqft · 52% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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

Check out this adorable 3 bed 2 bath townhome! This property is offering a comfortable and functional layout. Thoughtfully designed living spaces provide flexibility for everyday living and entertaining. A great opportunity to make this home your own. An excellent option for buyers seeking a balanced and efficient layout.

Key facts

• Built 1908
• Listed 154 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 32% 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 $656 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $35k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1908 — 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. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.99%
• DSCR: 1.76
• GRM: 6.3

CMA / ARV

• ARV (median comp): $198,591
• List price: $94,900
• Delta: -52.21%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5310 Chouteaus Bluff Dr #5310	0.71mi	2/3.0 (-1)	1,760 (+9%)	1mo	$365,000	$207	43

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: 8.5%
• Equity multiple: 1.34×
• Total profit: $8,926
• Equity at exit: $14,150

10-year hold

• IRR: 18.0%
• Equity multiple: 2.51×
• Total profit: $40,023
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$498
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $376

Break-even live

Break-even rent $780

Max offer price $94,900

Occupancy floor 65%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6436 Idaho Ave Saint Louis, MO	2.0	1.0	1050	$995	$0.95	43d	1	0.20mi
711 Wilmington Ave Unit NA St. Louis, MO	2.0	1.0	1051	$1,300	$1.24	43d	1	0.24mi
712 Dover Pl Saint Louis, MO	2.0	1.0	1100	$900	$0.82	43d	1	0.27mi
712 Dover Pl Unit 1FL St. Louis, MO	2.0	1.0	1100	$1,000	$0.91	43d	1	0.27mi
736 Dover Pl Unit 1F St. Louis, MO	2.0	1.0	1200	$1,395	$1.16	43d	1	0.29mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	17d	1	0.35mi
6730 Vermont Ave Saint Louis, MO	3.0	2.0	1534	$1,600	$1.04	14d	1	0.35mi
6915 Alabama Ave Unit 1st Floor St. Louis, MO	2.0	1.0	1248	$1,200	$0.96	43d	1	0.46mi
3641 Wilmington Ave Saint Louis, MO	2.0	1.0	1175	$1,050	$0.89	43d	1	0.56mi
7024 Pennsylvania Ave Unit F St. Louis, MO	2.0	1.0	1081	$930	$0.86	16d	1	0.59mi
3668 Wilmington Ave Saint Louis, MO	2.0	1.0	1214	$1,350	$1.11	43d	1	0.60mi
3668a Wilmington Ave St. Louis, MO	2.0	1.0	1212	$1,295	$1.07	14d	1	0.60mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	1d	8	0.77mi
7417 Vermont Ave Unit 103 St. Louis, MO	2.0	2.0	1069	$1,500	$1.40	14d	1	0.78mi
5028 Louisiana Ave Saint Louis, MO	2.0	1.0	1200	$1,100	$0.92	43d	1	0.78mi
3243 Delor St Unit 3243 St. Louis, MO	3.0	1.0	1100	$1,250	$1.14	22d	1	0.83mi
3324 Liberty St Saint Louis, MO	2.0	1.0	1100	$950	$0.86	16d	1	0.86mi
4716 Louisiana Ave Unit 2F St. Louis, MO	2.0	1.0	1200	$995	$0.83	43d	1	0.92mi
4657 Idaho Ave Unit 4659 St. Louis, MO	2.0	2.0	1668	$1,295	$0.78	23d	1	1.00mi
3857 Boulevard Heights Ct Saint Louis, MO	3.0	2.5	1697	$2,250	$1.33	1d	1	1.02mi
4637 Louisiana Ave Saint Louis, MO	2.0	1.0	1104	$1,175	$1.06	12d	1	1.07mi
3635 Marceline Ter Unit 2ND St. Louis, MO	3.0	1.0	1250	$1,275	$1.02	43d	1	1.11mi
7924 Michigan Ave Unit 2F St. Louis, MO	3.0	2.0	1250	$1,195	$0.96	3d	1	1.13mi
4075 Bowen St Saint Louis, MO	2.0	1.0	1200	$1,200	$1.00	43d	1	1.13mi
4000 Schiller Pl Saint Louis, MO	2.0	2.5	1448	$1,618	$1.12	7d	1	1.16mi
4114 Alma Ave Saint Louis, MO	3.0	1.5	1269	$2,065	$1.63	1d	1	1.29mi
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	4d	1	1.30mi
4177 Schiller Pl Saint Louis, MO	2.0	1.0	1200	$1,150	$0.96	23d	1	1.44mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	4d	1	1.46mi
3945 Crosby Dr Saint Louis, MO	2.0	1.0	1100	$2,083	$1.89	1d	1	1.47mi
4250 Michigan Ave Saint Louis, MO	2.0	1.0	2184	$1,200	$0.55	43d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $94,900 Active 154 DOM
2. 2026-06-17
   days on market $94,900 Active 153 DOM
3. 2026-06-16
   days on market $94,900 Active 152 DOM
4. 2026-06-15
   days on market $94,900 Active 151 DOM
5. 2026-06-13
   pricedays on market $94,900 Active 149 DOM
6. 2026-06-09
   days on market $104,900 Active 145 DOM
7. 2026-06-08
   days on market $104,900 Active 144 DOM
8. 2026-06-08
   days on market $104,900 Active 143 DOM
9. 2026-06-05
   days on market $104,900 Active 140 DOM
10. 2026-06-03
    days on market $104,900 Active 139 DOM
11. 2026-06-02
    days on market $104,900 Active 138 DOM
12. 2026-06-01
    days on market $104,900 Active 137 DOM
13. 2026-05-31
    days on market $104,900 Active 136 DOM
14. 2026-05-08
    price $104,900 323-char remark

    Show marketing remark (323 chars)

    Check out this adorable 3 bed 2 bath townhome! This property is offering a comfortable and functional layout. Thoughtfully designed living spaces provide flexibility for everyday living and entertaining. A great opportunity to make this home your own. An excellent option for buyers seeking a balanced and efficient layout.

15. 2026-04-01
    price $109,900 323-char remark

    Show marketing remark (323 chars)

    Check out this adorable 3 bed 2 bath townhome! This property is offering a comfortable and functional layout. Thoughtfully designed living spaces provide flexibility for everyday living and entertaining. A great opportunity to make this home your own. An excellent option for buyers seeking a balanced and efficient layout.

16. 2026-02-23
    price $119,900 323-char remark

    Show marketing remark (323 chars)

    Check out this adorable 3 bed 2 bath townhome! This property is offering a comfortable and functional layout. Thoughtfully designed living spaces provide flexibility for everyday living and entertaining. A great opportunity to make this home your own. An excellent option for buyers seeking a balanced and efficient layout.

17. 2026-01-15
    listed $129,900 Active 323-char remark

    Show marketing remark (323 chars)

    Check out this adorable 3 bed 2 bath townhome! This property is offering a comfortable and functional layout. Thoughtfully designed living spaces provide flexibility for everyday living and entertaining. A great opportunity to make this home your own. An excellent option for buyers seeking a balanced and efficient layout.

18. 2023-08-30
    historical
19. 2023-08-19
    listed $190,000 Active
20. 2020-12-04
    soldstatus $669,375
21. 2007-06-04
    soldstatus $30,250
22. 2004-04-07
    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: $946 · $79/mo
• Projected year-2 tax: $946 · $79/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 ≥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: $15,074
• − Mortgage interest: −$5,316
• − Property taxes: −$946
• − Insurance: −$474
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,761
• Taxable income: $3,165
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $3,756/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

+246.8% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $104,900 MARIS as Distributed by MLS Grid
• 2026-04-01 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2026-02-23 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2026-01-15 Listed $129,900 MARIS as Distributed by MLS Grid
• 2023-08-30 Delisted — MARIS as Distributed by MLS Grid
• 2023-08-19 Listed $190,000 MARIS as Distributed by MLS Grid
• 2020-12-04 Sold (Public Records) $669,375 Public Records
• 2007-06-04 Sold (Public Records) $30,250 Public Records
• 2004-04-07 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2024): $946 · +5.0% YoY. Source: county tax records.