6107 Alabama Ave · St. Louis, MO 63111

$99,900

2 bd · 1.0 ba · 1,051 sqft · SingleFamily public records · 53 Days on market

Built 1880 3,123 sqft lot Est $151k · 34% under ↓ 26% since listing

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.3/10.0
• 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

Welcome to this solid brick home waiting for its owner! This residence features a functional layout with historic character, including woodwork and hardwood flooring. The main floor offers a spacious living area and a dedicated dining room that flows into the kitchen. This cute single family home with approximately 1051 sqft, on a peaceful partially fenced backyard has 2 bedrooms on the main level and 1 bathroom. The basement exits outside and fenced backyard provide additional utility and outdoor space. This property is ready for its next chapter.

Key facts

• 3,123 sq ft lot
• Built 1880
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Zoned schools: Woodward Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 239 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 53 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.03% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $151,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6107 Alabama Ave	0.00mi	2/1.0	1,051 (0%)	1mo	$99,900	$95	99
6220 Minnesota Ave	0.33mi	3/2.0 (+1)	1,056 (+0%)	1mo	$119,900	$114	74
6443 Alabama Ave	0.31mi	1/1.0 (-1)	1,019 (-3%)	3mo	$119,900	$118	73
5924 Michigan Ave	0.27mi	3/2.0 (+1)	1,012 (-4%)	3mo	$44,900	$44	70
6011 S Grand Blvd	0.38mi	2/1.5	1,125 (+7%)	0mo	$215,000	$191	68
5008 Alabama Ave	0.63mi	2/1.5	1,050 (-0%)	2mo	$169,900	$162	67
5007 Alabama Ave	0.63mi	2/1.0	1,096 (+4%)	1mo	$157,500	$144	63
6610 Alabama Ave	0.34mi	2/1.0	1,172 (+12%)	3mo	$145,000	$124	62
3808 Burgen Ave	0.70mi	2/1.0	1,008 (-4%)	1mo	$174,900	$174	59
3633 Fillmore St	0.43mi	3/1.0 (+1)	1,196 (+14%)	2mo	$135,000	$113	50
3829 Burgen Ave	0.74mi	2/1.0	1,200 (+14%)	1mo	$220,000	$183	41
7132 Vermont Ave	0.72mi	2/2.0	912 (-13%)	1mo	$149,900	$164	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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-3,752
• Equity at exit: $14,895

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $13,468
• Equity at exit: $8,638

Cash invested: $27,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,030 high
• Mortgage (P&I): −$524
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $191

Break-even live

Break-even rent $788

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $248	-5% $220	+0% $191	+5% $163	+10% $135
Rent	-10% $110	-5% $151	+0% $191	+5% $232	+10% $273
Rate	-1.0pp $242	-0.5pp $217	base $191	+0.5pp $165	+1.0pp $139

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6118 Vermont Ave Saint Louis, MO	1.0	1.0	759	$1,250	$1.65	15d	1	0.10mi
6118 Vermont Ave Saint Louis, MO	1.0	1.0	759	$1,150	$1.52	44d	1	0.10mi
711 Wilmington Ave Unit NA St. Louis, MO	2.0	1.0	1051	$1,300	$1.24	44d	1	0.10mi
712 Dover Pl Unit 1FL St. Louis, MO	2.0	1.0	1100	$1,000	$0.91	44d	1	0.14mi
712 Dover Pl Saint Louis, MO	2.0	1.0	1100	$900	$0.82	44d	1	0.14mi
736 Dover Pl Unit 1F St. Louis, MO	2.0	1.0	1200	$1,395	$1.16	44d	1	0.16mi
5507 Louisiana 2nd fl St. Louis, MO	1.0	1.0	705	$795	$1.13	44d	1	0.24mi
6436 Idaho Ave Saint Louis, MO	2.0	1.0	1050	$995	$0.95	44d	1	0.28mi
510 Fassen St Unit 512 St. Louis, MO	1.0	1.0	700	$795	$1.14	15d	1	0.39mi
510 Fassen St Unit 510 St. Louis, MO	1.0	1.0	700	$850	$1.21	15d	1	0.39mi
3601 Holly Hills Blvd Apt 19 St. Louis, MO	2.0	1.0	700	$875	$1.25	3d	1	0.42mi
3637 Bowen St Apt 2E St. Louis, MO	1.0	1.0	785	$1,095	$1.39	20d	1	0.44mi
5416-5418 Alaska Ave St. Louis, MO	1.0	1.0	940	$750	$0.80	24d	1	0.44mi
5416 Alaska Ave Saint Louis, MO	1.0	1.0	940	$750	$0.80	44d	1	0.44mi
3641 Wilmington Ave Saint Louis, MO	2.0	1.0	1175	$1,050	$0.89	44d	1	0.45mi
120 Bellerive Blvd Saint Louis, MO	1.0	1.0	700	$795	$1.14	44d	1	0.47mi
120 Bellerive Blvd Saint Louis, MO	1.0	1.0	795	$745	$0.94	16d	1	0.47mi
112 Bellerive Blvd Saint Louis, MO	1.0	1.0	700	$795	$1.14	44d	1	0.48mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	18d	1	0.48mi
3668 Wilmington Ave Saint Louis, MO	2.0	1.0	1214	$1,350	$1.11	44d	1	0.50mi
3668a Wilmington Ave St. Louis, MO	2.0	1.0	1212	$1,295	$1.07	15d	1	0.50mi
440 Eichelberger St Saint Louis, MO	2.0	1.0	750	$850	$1.13	3d	1	0.51mi
5305 S Compton Ave St. Louis, MO	2.0	1.0	750	$825	$1.10	44d	1	0.51mi
6024 Dewey Ave St. Louis, MO	1.0	1.0	950	$1,075	$1.13	44d	1	0.51mi
128 Haven St Unit 2F St. Louis, MO	2.0	1.0	900	$950	$1.06	11d	1	0.52mi
6915 Alabama Ave Unit 1st Floor St. Louis, MO	2.0	1.0	1248	$1,200	$0.96	44d	1	0.56mi
5707 Dewey Ave Unit 1F St. Louis, MO	2.0	1.0	1000	$1,050	$1.05	15d	1	0.61mi
5043 Alaska Ave Unit D St. Louis, MO	1.0	1.0	750	$795	$1.06	44d	1	0.61mi
5043 Alaska Ave Unit B St. Louis, MO	1.0	1.0	750	$820	$1.09	22d	1	0.61mi
5217 S Grand Blvd Saint Louis, MO	2.0	1.0	870	$1,125	$1.29	15d	1	0.63mi
5028 Louisiana Ave Saint Louis, MO	2.0	1.0	1200	$1,100	$0.92	44d	1	0.65mi
5102 Wicklow Pl Saint Louis, MO	2.0	1.5	928	$1,350	$1.45	24d	1	0.65mi
3815 Wilmington Ave Apt 2N St. Louis, MO	2.0	1.0	800	$1,095	$1.37	44d	1	0.67mi
4759 Alaska Ave Apt B St. Louis, MO	1.0	1.0	816	$700	$0.86	8d	1	0.70mi
3243 Delor St Unit 3243 St. Louis, MO	3.0	1.0	1100	$1,250	$1.14	22d	1	0.72mi
7024 Pennsylvania Ave Unit F St. Louis, MO	2.0	1.0	1081	$930	$0.86	16d	1	0.73mi
5111A S Broadway St St. Louis, MO	2.0	1.0	800	$825	$1.03	24d	1	0.73mi
5109-5111 S Broadway St. Louis, MO	1.0	1.0	850	$800	$0.94	16d	1	0.73mi
3324 Liberty St Saint Louis, MO	2.0	1.0	1100	$950	$0.86	16d	1	0.74mi
5109 S Broadway St Unit A St. Louis, MO	2.0	1.0	800	$825	$1.03	24d	1	0.74mi

Listing history 6 events

1. 2026-04-22
   status Pending
2. 2026-04-03
   price $99,900
3. 2026-02-27
   listed $114,900 Active
4. 2023-08-30
   historical
5. 2023-08-19
   listed $135,000 Active
6. 2004-06-24
   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: $680 · $57/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$289/yr (+$24/mo · 42.5%)

ⓘ 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: $12,356
• − Mortgage interest: −$5,596
• − Property taxes: −$680
• − Insurance: −$500
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,906
• Taxable income: $697
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $2,128/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

-26.0% since first listed

6 events — show timeline

• 2026-04-22 Pending — MARIS as Distributed by MLS Grid
• 2026-04-03 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2026-02-27 Listed $114,900 MARIS as Distributed by MLS Grid
• 2023-08-30 Delisted — MARIS as Distributed by MLS Grid
• 2023-08-19 Listed $135,000 MARIS as Distributed by MLS Grid
• 2004-06-24 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2024): $680 · +4.9% YoY. Source: county tax records.