5926 Mcarthur Ave · St. Louis, MO 63120

$59,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 42 Days on market

Built 1941 3,075 sqft lot $61/sqft · 37% above area Est $43k · 37% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This 2-bedroom, 1.5-bath home is packed with potential! Featuring original hardwood floors, a sunporch, and a garage, it has a solid foundation and plenty of character. The full basement with a half bath provides extra space, while the decorative fireplace adds a cozy touch to the living room. Whether you're a homebuyer, investor, or looking to grow your rental portfolio, this property is a fantastic opportunity. Being sold as-is, with no seller repairs or inspections, it’s ready for your vision. Home is not move-in ready. It needs repairs. Currently, no H20 Heater or HVAC. The garage needs work or complete removal. There is an off-street parking spot in the back near the garage, or plenty of on-street parking in front. Will finance with a 30-year term at 89K -> Inquire for more details.

Key facts

• 3,075 sq ft lot
• Garage
• Built 1941

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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 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.
• Market conditions: 20 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 39% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $726 of equity ($408 loan paydown + $318 appreciation (0.5% local appreciation)).
• 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 (0.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $59k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1941 — 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: 1.92% ✓
• Cap rate: 17.18%
• Cash-on-cash: 38.88%
• DSCR: 2.73
• GRM: 4.3

CMA / ARV

• ARV (median comp): $43,027
• List price: $59,000
• Delta: 37.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5920 Dressell Ave	0.05mi	2/1.0	912 (-5%)	3mo	$75,000	$82	87
34 Blakemore Pl	0.35mi	2/1.0	988 (+3%)	2mo	$55,000	$56	78
6241 Lorraine Ave	0.52mi	3/1.0 (+1)	950 (-1%)	4mo	$57,900	$61	65
6206 Lorraine Ave	0.46mi	3/1.0 (+1)	918 (-4%)	6mo	$69,900	$76	61
6404 Myron Ave	0.54mi	2/1.0	875 (-9%)	6mo	$60,000	$69	55
5710 Saint Louis Ave	0.71mi	2/1.0	1,000 (+4%)	8mo	$25,000	$25	54
2505 Crescent Ave	0.43mi	3/1.0 (+1)	850 (-12%)	5mo	$100,000	$118	52
3336 Oakdale Ave	0.56mi	2/1.0	816 (-15%)	1mo	$65,000	$80	48
6514 Glenmore Ave	0.69mi	2/1.0	1,074 (+12%)	3mo	$69,900	$65	46
6114 Wyma Ave	0.64mi	3/1.0 (+1)	1,060 (+10%)	4mo	$132,000	$125	44
6604 Hazen Ave	0.74mi	2/1.0	1,064 (+11%)	5mo	$100,000	$94	43
3711 Sylvan Pl	0.59mi	3/1.0 (+1)	820 (-15%)	5mo	$134,900	$165	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.7%
• Equity multiple: 3.05×
• Total profit: $33,862
• Equity at exit: $18,740

10-year hold

• IRR: 43.1%
• Equity multiple: 6.01×
• Total profit: $82,817
• Equity at exit: $23,854

Cash invested: $16,520 (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 63120

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$309
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $535

Break-even live

Break-even rent $454

Max offer price $59,000

Occupancy floor 48%

Sensitivity live

Price	-10% $569	-5% $552	+0% $535	+5% $519	+10% $502
Rent	-10% $446	-5% $491	+0% $535	+5% $580	+10% $625
Rate	-1.0pp $565	-0.5pp $550	base $535	+0.5pp $520	+1.0pp $504

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3720 Darby St Saint Louis, MO	2.0	1.0	960	$1,123	$1.17	44d	1	0.05mi
5818 Ferris Ave Saint Louis, MO	3.0	1.0	1014	$1,500	$1.48	44d	1	0.14mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	5d	1	0.86mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	24d	1	0.86mi
5662 Maffitt Ave Saint Louis, MO	2.0	1.0	850	$895	$1.05	8d	1	0.86mi
5608 Wabada Ave Saint Louis, MO	2.0	1.0	910	$1,300	$1.43	17d	1	1.06mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	24d	1	1.08mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	24d	1	1.11mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	24d	1	1.12mi
4935 Alcott Ave Saint Louis, MO	3.0	1.0	680	$705	$1.04	17d	1	1.13mi
1965 Arlington Ave Saint Louis, MO	3.0	1.0	980	$1,300	$1.33	5d	1	1.25mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	1.27mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	1.28mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	44d	1	1.29mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	24d	1	1.37mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	24d	1	1.39mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	18d	1	1.39mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	1.44mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	1.45mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	5d	1	1.46mi

Listing history 18 events

1. 2026-06-01
   days on market $59,000 Active 42 DOM
2. 2026-05-31
   days on market $59,000 Active 41 DOM
3. 2026-05-11
   price $59,000 812-char remark

   Show marketing remark (812 chars)

   This 2-bedroom, 1.5-bath home is packed with potential! Featuring original hardwood floors, a sunporch, and a garage, it has a solid foundation and plenty of character. The full basement with a half bath provides extra space, while the decorative fireplace adds a cozy touch to the living room. Whether you're a homebuyer, investor, or looking to grow your rental portfolio, this property is a fantastic opportunity. Being sold as-is, with no seller repairs or inspections, it’s ready for your vision. Home is not move-in ready. It needs repairs. Currently, no H20 Heater or HVAC. The garage needs work or complete removal. There is an off-street parking spot in the back near the garage, or plenty of on-street parking in front. Will finance with a 30-year term at 89K -> Inquire for more details.

4. 2026-04-20
   listed $89,000 Active 812-char remark

   Show marketing remark (812 chars)

   This 2-bedroom, 1.5-bath home is packed with potential! Featuring original hardwood floors, a sunporch, and a garage, it has a solid foundation and plenty of character. The full basement with a half bath provides extra space, while the decorative fireplace adds a cozy touch to the living room. Whether you're a homebuyer, investor, or looking to grow your rental portfolio, this property is a fantastic opportunity. Being sold as-is, with no seller repairs or inspections, it’s ready for your vision. Home is not move-in ready. It needs repairs. Currently, no H20 Heater or HVAC. The garage needs work or complete removal. There is an off-street parking spot in the back near the garage, or plenty of on-street parking in front. Will finance with a 30-year term at 89K -> Inquire for more details.

5. 2025-03-14
   soldstatus Closed 388-char remark

   Show marketing remark (388 chars)

   Explore the endless possibilities of 5926 McArthur. This all-Brick home features 2 bed, 1.5 bath, some original hardwood flooring, sunporch and garage. Whether you are an Investor/Homebuyer/or looking to add to your rental portfolio, you don't want to miss this opportunity. Home being sold in as is where is condition. Seller to do no repairs or inspections. Schedule your showing today!

6. 2025-03-14
   soldstatus $39,000

   Show marketing remark (388 chars)

   Explore the endless possibilities of 5926 McArthur. This all-Brick home features 2 bed, 1.5 bath, some original hardwood flooring, sunporch and garage. Whether you are an Investor/Homebuyer/or looking to add to your rental portfolio, you don't want to miss this opportunity. Home being sold in as is where is condition. Seller to do no repairs or inspections. Schedule your showing today!

7. 2025-02-28
   status Pending 388-char remark

   Show marketing remark (388 chars)

   Explore the endless possibilities of 5926 McArthur. This all-Brick home features 2 bed, 1.5 bath, some original hardwood flooring, sunporch and garage. Whether you are an Investor/Homebuyer/or looking to add to your rental portfolio, you don't want to miss this opportunity. Home being sold in as is where is condition. Seller to do no repairs or inspections. Schedule your showing today!

8. 2025-01-28
   price $64,000 388-char remark

   Show marketing remark (388 chars)

   Explore the endless possibilities of 5926 McArthur. This all-Brick home features 2 bed, 1.5 bath, some original hardwood flooring, sunporch and garage. Whether you are an Investor/Homebuyer/or looking to add to your rental portfolio, you don't want to miss this opportunity. Home being sold in as is where is condition. Seller to do no repairs or inspections. Schedule your showing today!

9. 2024-12-12
   price $69,000 388-char remark

   Show marketing remark (388 chars)

   Explore the endless possibilities of 5926 McArthur. This all-Brick home features 2 bed, 1.5 bath, some original hardwood flooring, sunporch and garage. Whether you are an Investor/Homebuyer/or looking to add to your rental portfolio, you don't want to miss this opportunity. Home being sold in as is where is condition. Seller to do no repairs or inspections. Schedule your showing today!

10. 2024-12-02
    price $75,000 388-char remark

    Show marketing remark (388 chars)

    Explore the endless possibilities of 5926 McArthur. This all-Brick home features 2 bed, 1.5 bath, some original hardwood flooring, sunporch and garage. Whether you are an Investor/Homebuyer/or looking to add to your rental portfolio, you don't want to miss this opportunity. Home being sold in as is where is condition. Seller to do no repairs or inspections. Schedule your showing today!

11. 2024-11-14
    listed $79,000 Active 388-char remark

    Show marketing remark (388 chars)

    Explore the endless possibilities of 5926 McArthur. This all-Brick home features 2 bed, 1.5 bath, some original hardwood flooring, sunporch and garage. Whether you are an Investor/Homebuyer/or looking to add to your rental portfolio, you don't want to miss this opportunity. Home being sold in as is where is condition. Seller to do no repairs or inspections. Schedule your showing today!

12. 2024-11-13
    price $79,000 388-char remark

    Show marketing remark (388 chars)

    Explore the endless possibilities of 5926 McArthur. This all-Brick home features 2 bed, 1.5 bath, some original hardwood flooring, sunporch and garage. Whether you are an Investor/Homebuyer/or looking to add to your rental portfolio, you don't want to miss this opportunity. Home being sold in as is where is condition. Seller to do no repairs or inspections. Schedule your showing today!

13. 2024-11-13
    historical $95,000 388-char remark

    Show marketing remark (388 chars)

    Explore the endless possibilities of 5926 McArthur. This all-Brick home features 2 bed, 1.5 bath, some original hardwood flooring, sunporch and garage. Whether you are an Investor/Homebuyer/or looking to add to your rental portfolio, you don't want to miss this opportunity. Home being sold in as is where is condition. Seller to do no repairs or inspections. Schedule your showing today!

14. 2024-05-13
    soldstatus $25,000
15. 2024-05-10
    soldstatus Closed
16. 2024-04-02
    status Pending
17. 2024-03-29
    historical Active Under Contract
18. 2024-03-20
    listed $17,000 Active

ⓘ 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: $293 · $24/mo
• Projected year-2 tax: $572 · $48/mo
• Expected delta: +$279/yr (+$23/mo · 95.1%)

ⓘ 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: $13,575
• − Mortgage interest: −$3,305
• − Property taxes: −$293
• − Insurance: −$295
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$1,716
• Taxable income: $5,793
• Est. tax owed @ 24.0%: −$1,390
• After-tax cash flow: $5,032/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): 6,790
• Household income: $35,176
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 555.0

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: Predominantly Black (90%)
• Race & ethnicity: Black 90% Two or more races 7% White 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 0.54%
• Current HPI: 141.8177
• Rent YoY: —
• 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

+247.1% since first listed

16 events — show timeline

• 2026-05-11 Price Changed $59,000 MARIS as Distributed by MLS Grid
• 2026-04-20 Listed $89,000 MARIS as Distributed by MLS Grid
• 2025-03-14 Sold (Public Records) $39,000 Public Records
• 2025-03-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-02-28 Pending — MARIS as Distributed by MLS Grid
• 2025-01-28 Price Changed $64,000 MARIS as Distributed by MLS Grid
• 2024-12-12 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2024-12-02 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2024-11-14 Listed $79,000 MARIS as Distributed by MLS Grid
• 2024-11-13 Price Changed $79,000 MARIS as Distributed by MLS Grid
• 2024-11-13 Coming Soon $95,000 MARIS as Distributed by MLS Grid
• 2024-05-13 Sold (Public Records) $25,000 Public Records
• 2024-05-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-04-02 Pending — MARIS as Distributed by MLS Grid
• 2024-03-29 Contingent — MARIS as Distributed by MLS Grid
• 2024-03-20 Listed $17,000 MARIS as Distributed by MLS Grid

Property tax history

-4.6%/yr

Latest (2024): $293 · +4.6% YoY. Source: county tax records.