3930 Itaska St · St. Louis, MO 63116

$114,900

1 bd · 1.0 ba · 768 sqft · SingleFamily public records · 13 Days on market

Built 1927 3,031 sqft lot Est $119k · at est.

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Why this score? — see what drove the D 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 +17.0/30.0
• ARV discount +9.1/15.0
• DSCR +5.3/10.0
• 1% rule +4.2/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't pass this nice 1br, 1ba South City bungalow up! This home features spacious rooms, some wood floors, and a possible bonus bedroom in lower level. Large deck with steps down to backyard. This home sits on a level lot and is fenced. Close to public transportation. Schedule a showing on this one today! Please schedule all showings through the MLS showing assist link.

Key facts

• 3,031 sq ft lot
• Built 1927
• Listed 13 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Single phase electric; Cable available
• Home design: Single family residence; One level
• Construction: Vinyl siding; Architectural shingle roof; Basement with 8 ft+ poured concrete
• Exterior features: Deck; Back yard; Chain link fencing; Level lot

Interior

• Kitchen: Microwave; Free-standing gas oven; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Smart thermostat; Wi-Fi; Carbon monoxide detector(s); Smoke detector(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $77 ($930/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (7.9% below list).
• Recommended offer: $106k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 D — 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: Oak Hill Elem. (math 12% / reading 12%, grade F, #1,016 of 1,115 statewide, top 92%, 238 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 261 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $794 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $115k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $105,776 (7.9% below list)

Questions for the listing agent

1. Built in 1927 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $119,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4614 S 39th St	0.23mi	2/1.0 (+1)	768 (0%)	0mo	$149,800	$195	84
4035 Schiller Pl	0.34mi	2/1.0 (+1)	762 (-1%)	2mo	$114,900	$151	76
4045 Walsh St	0.27mi	2/1.0 (+1)	803 (+5%)	2mo	$55,635	$69	73
3976 Eichelberger St	0.30mi	2/1.0 (+1)	720 (-6%)	1mo	$10,000	$14	70
5039 Grace Ave	0.48mi	2/1.0 (+1)	792 (+3%)	0mo	$145,500	$184	67
4454 S Spring Ave	0.33mi	2/1.0 (+1)	816 (+6%)	4mo	$129,900	$159	66
3653 Taft Ave	0.48mi	1/2.0	741 (-4%)	6mo	$109,900	$148	63
4649 Louisiana Ave	0.66mi	2/1.0 (+1)	743 (-3%)	5mo	$115,000	$155	55
3979 Burgen Ave	0.52mi	1/1.0	850 (+11%)	4mo	$135,000	$159	55
5610 Leona St	0.50mi	2/1.0 (+1)	840 (+9%)	4mo	$150,000	$179	52
3618 Gasconade St	0.73mi	2/1.0 (+1)	850 (+11%)	2mo	$107,000	$126	41
4327 Jessica Ave	0.71mi	2/1.0 (+1)	656 (-15%)	3mo	$100,000	$152	35

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-14,093
• Equity at exit: $17,132

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-7,584
• Equity at exit: $9,934

Cash invested: $32,172 (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 63116

• Rents YoY: 2.6%
• Active inventory: 261
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,058 high
• Mortgage (P&I): −$603
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $77

Break-even live

Break-even rent $960

Max offer price $114,900

Occupancy floor 88%

Sensitivity live

Price	-10% $143	-5% $110	+0% $77	+5% $45	+10% $12
Rent	-10% $-6	-5% $36	+0% $77	+5% $119	+10% $161
Rate	-1.0pp $135	-0.5pp $107	base $77	+0.5pp $48	+1.0pp $17

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5033 Ulena Ave Saint Louis, MO	2.0	1.0	960	$1,575	$1.64	45d	1	0.16mi
5021 Ray Ave Unit A St. Louis, MO	1.0	1.0	768	$1,194	$1.55	16d	1	0.29mi
5021 Ray Ave Unit 1f St. Louis, MO	1.0	1.0	768	$1,095	$1.43	16d	1	0.29mi
5021 Ray Ave Unit B St. Louis, MO	1.0	1.0	768	$1,195	$1.56	16d	1	0.29mi
3765 Delor St Unit 37651-F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	25d	1	0.30mi
4740 Newport Ave Saint Louis, MO	1.0	1.0	754	$1,650	$2.19	45d	1	0.30mi
3761 Delor St St. Louis, MO	2.0	1.5	900	$1,285	$1.43	3d	2	0.31mi
3647 Delor St Unit 3647-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	45d	1	0.32mi
4028 Schiller Pl Saint Louis, MO	2.0	1.0	802	$1,440	$1.80	45d	1	0.33mi
3737 Delor St Unit 3737-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	25d	1	0.34mi
3737 Delor St Unit 3737-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	45d	1	0.34mi
3729 Delor St Unit 37292-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	25d	1	0.34mi
3723 Delor St Unit 3723-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	45d	1	0.35mi
3719 Delor St Unit 3719-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	45d	1	0.35mi
3717 Delor St Unit 37172-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	25d	1	0.36mi
3711 Delor St Unit 3711-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	25d	1	0.37mi
3709 Delor St Unit 3709-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	45d	1	0.38mi
3707a Delor St Unit 3707-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	45d	1	0.38mi
3824 Eiler St Saint Louis, MO	2.0	1.0	1000	$1,050	$1.05	25d	1	0.39mi
3705 Delor St Unit 3705-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	45d	1	0.39mi
3661 Delor St Unit 3661-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	45d	1	0.40mi
3661 Delor St Unit 3661-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	45d	1	0.40mi
3664 Neosho St Saint Louis, MO	1.0	1.0	700	$750	$1.07	45d	1	0.42mi
3659 Delor St Unit 3659-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	45d	1	0.42mi
3654 Neosho St Saint Louis, MO	1.0	1.0	850	$725	$0.85	9d	1	0.44mi
3608 Delor St Apt C St. Louis, MO	—	1.0	700	$850	$1.21	45d	1	0.51mi
4301 S 38th St Unit 1s St. Louis, MO	1.0	1.0	686	$900	$1.31	0d	1	0.52mi
4301 S 38th St Unit 1s St. Louis, MO	1.0	1.0	686	$900	$1.31	25d	1	0.52mi
4451 Grace Ave Saint Louis, MO	2.0	1.0	700	$750	$1.07	19d	1	0.53mi
4523 Gravois Ave Apt 204 St. Louis, MO	—	1.0	700	$699	$1.00	45d	1	0.54mi
4523 Gravois Ave Unit 305 St. Louis, MO	—	1.0	700	$799	$1.14	19d	1	0.54mi
4722 S Grand Blvd Unit 2N St. Louis, MO	1.0	1.0	925	$750	$0.81	16d	1	0.54mi
4684 S Grand Blvd Saint Louis, MO	1.0	1.0	1000	$800	$0.80	12d	1	0.54mi
4205 Ellenwood Ave Unit 202 St. Louis, MO	1.0	1.0	750	$899	$1.20	25d	1	0.55mi
4205 Ellenwood Ave Unit 102 St. Louis, MO	1.0	1.0	750	$899	$1.20	45d	1	0.55mi
4215 Neosho St Unit 101 St. Louis, MO	2.0	1.0	750	$825	$1.10	45d	1	0.55mi
5217 S Grand Blvd Saint Louis, MO	2.0	1.0	870	$1,125	$1.29	16d	1	0.56mi
4226 Neosho St Apt 4 St. Louis, MO	1.0	1.0	600	$725	$1.21	0d	1	0.57mi
4733 Morgan Ford Rd Unit 3 St. Louis, MO	1.0	1.0	800	$799	$1.00	25d	1	0.58mi
4729 Morgan Ford Rd Unit 7 St. Louis, MO	1.0	1.0	800	$799	$1.00	14d	1	0.58mi

Listing history 10 events

1. 2026-06-21
   days on market $114,900 Active 13 DOM
2. 2026-06-18
   days on market $114,900 Active 10 DOM
3. 2026-06-17
   days on market $114,900 Active 9 DOM
4. 2026-06-16
   days on market $114,900 Active 8 DOM
5. 2026-06-15
   days on market $114,900 Active 7 DOM
6. 2026-06-13
   days on market $114,900 Active 5 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   status $114,900 Active 1 DOM
9. 2026-06-08
   remarks 576-char remark
10. 2026-06-08
    listed $114,900 Coming Soon 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: $1,293 · $108/mo
• Projected year-2 tax: $1,293 · $108/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 6/10 Major 7 d/yr ≥108°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: $12,693
• − Mortgage interest: −$6,436
• − Property taxes: −$1,293
• − Insurance: −$574
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$3,343
• Taxable loss: −$984
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $1,166/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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 0.63)
• Race & ethnicity: White 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 2%

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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

+98.1% since first listed

4 events — show timeline

• 2026-06-08 Coming Soon $114,900 MARIS as Distributed by MLS Grid
• 2013-08-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-05-22 Listed $17,000 MARIS as Distributed by MLS Grid
• 2001-08-03 Sold (Public Records) $58,000 Public Records

Property tax history

+5.9%/yr

Latest (2024): $1,293 · +5.1% YoY. Source: county tax records.