7410 Liberty Ave · University City, MO 63130

$140,000

2 bd · 2.0 ba · 1,502 sqft · SingleFamily public records · 14 Days on market

Built 1924 0.41 ac lot Est $224k · 37% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Back on market through no fault of the seller. University City Occupancy has passed and ready for move in. Opportunity awaits in this 3 bedroom, 2 full bath home with great potential for buyers looking to make a property their own and take advantage of built-in sweat equity. A welcoming front porch adds charm and a great place to relax and watch the world go by. Inside, you’ll be greeted by hardwood floors adding warmth and character to the space. The generously sized kitchen offers plenty of space and opportunity to design the kitchen of your dreams. The primary bedroom includes its own full bathroom, offering added comfort and convenience. Situated on a large lot, the property offer

Key facts

• Front porch
• Fenced backyard
• Hardwood floors

Tags

• FRONT PORCH
• HARDWOOD FLOORS
• GENEROUSLY SIZED KITCHEN
• FENCED BACKYARD
• BASEMENT WATERPROOFING SYSTEM
• 200 AMP ELECTRICAL PANEL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

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 ($2k rent vs $140k).
• Cap rate 9.5% vs local median 4.4% 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); Brittany Woods (math 15% / reading 20%, grade F, #350 of 391 statewide, top 90%, 532 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 (+3.6%/yr); 163 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $140,000

Questions for the listing agent

1. Built in 1924 — 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: 1.19% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $223,798
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 Westmont Pl	0.34mi	2/2.0	1,473 (-2%)	0mo	$219,900	$149	80
8220 Page Ave	0.31mi	2/1.0	1,512 (+1%)	1mo	$99,999	$66	80
7369 Trenton Ave	0.11mi	3/2.0 (+1)	1,384 (-8%)	3mo	$325,000	$235	74
8109 Washington St	0.26mi	3/1.0 (+1)	1,540 (+2%)	6mo	$105,000	$68	70
8103 Madison Ave	0.30mi	3/1.5 (+1)	1,575 (+5%)	2mo	$199,999	$127	69
7511 Milan Ave	0.19mi	3/1.0 (+1)	1,465 (-2%)	12mo	$150,000	$102	68
1550 N Jackson Ave	0.34mi	3/2.0 (+1)	1,592 (+6%)	13mo	$245,000	$154	58
8000 Washington St	0.18mi	3/1.5 (+1)	1,276 (-15%)	2mo	$59,000	$46	58
1310 Midland Dr	0.61mi	3/1.5 (+1)	1,548 (+3%)	2mo	$259,900	$168	57
7576 Melrose Ave	0.66mi	2/1.0	1,410 (-6%)	7mo	$214,900	$152	49
1508 Quendo Ave	0.46mi	2/1.0	1,290 (-14%)	6mo	$155,000	$120	46
1311 Midland Dr	0.59mi	3/1.5 (+1)	1,598 (+6%)	11mo	$275,000	$172	45

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,292
• Equity at exit: $20,874

10-year hold

• IRR: 11.7%
• Equity multiple: 1.95×
• Total profit: $37,132
• Equity at exit: $12,105

Cash invested: $39,200 (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 63130

• Rents YoY: 3.6%
• Active inventory: 163
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$734
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $376

Break-even live

Break-even rent $1,190

Max offer price $140,000

Occupancy floor 72%

Sensitivity live

Price	-10% $455	-5% $416	+0% $376	+5% $336	+10% $297
Rent	-10% $244	-5% $310	+0% $376	+5% $442	+10% $508
Rate	-1.0pp $446	-0.5pp $412	base $376	+0.5pp $340	+1.0pp $303

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	25d	1	0.38mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	45d	1	0.48mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	45d	1	0.65mi
1108 N Hanley Rd St. Louis, MO	3.0	2.0	1800	$1,795	$1.00	14d	1	0.81mi
7330 Ahern Ave Saint Louis, MO	3.0	1.5	1872	$2,450	$1.31	45d	1	0.99mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	45d	1	0.99mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,297	$1.20	0d	1	1.00mi
7045 Plymouth Ave Saint Louis, MO	3.0	2.0	1532	$1,745	$1.14	13d	1	1.03mi
7812 Drexel Dr Saint Louis, MO	2.0	1.0	1100	$1,450	$1.32	0d	1	1.15mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	25d	1	1.15mi
6827 Melrose Ave Saint Louis, MO	2.0	1.0	1200	$1,300	$1.08	9d	1	1.22mi
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,966	$4.26	0d	1	1.27mi
7227 Balson Ave Saint Louis, MO	3.0	2.0	1682	$1,650	$0.98	9d	1	1.28mi
7260 Dartmouth Ave Unit 1-West University City, MO	3.0	2.0	1650	$1,795	$1.09	45d	1	1.35mi
7333 Amherst Ave Unit 1W University City, MO	3.0	1.0	1600	$2,350	$1.47	45d	1	1.40mi
7254 Tulane Ave #1 University City, MO	2.0	1.0	1144	$1,600	$1.40	19d	1	1.40mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	19d	1	1.41mi
7125 Dartmouth Ave Saint Louis, MO	2.0	1.0	1242	$1,550	$1.25	45d	1	1.43mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	1.44mi
7120 Dartmouth Ave Unit A University City, MO	2.0	1.0	1200	$1,345	$1.12	4d	1	1.46mi
7055 Dartmouth Ave Unit 1 University City, MO	2.0	1.0	1320	$2,100	$1.59	45d	1	1.46mi
7055 Dartmouth Ave Unit 2 University City, MO	2.0	1.0	1320	$2,100	$1.59	45d	1	1.46mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $140,000 Pending 14 DOM
2. 2026-06-13
   days on market $140,000 Active 13 DOM
3. 2026-06-10
   status $140,000 Active 10 DOM
4. 2026-03-16
   status Pending
5. 2026-03-06
   listed $140,000 Active
6. 2006-01-20
   soldstatus $119,900

ⓘ 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: $1,774 · $148/mo
• Projected year-2 tax: $1,774 · $148/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 ≥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: $19,994
• − Mortgage interest: −$7,842
• − Property taxes: −$1,774
• − Insurance: −$700
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$4,073
• Taxable income: $2,406
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $3,933/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): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

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 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 1%

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: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+16.8% since first listed

3 events — show timeline

• 2026-03-16 Pending — MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $140,000 MARIS as Distributed by MLS Grid
• 2006-01-20 Sold (Public Records) $119,900 Public Records

Property tax history

+2.8%/yr

Latest (2022): $1,774 · +1.0% YoY. Source: county tax records.