716 Bell Ave · Webster Groves, MO 63119

$140,000

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 4 Days on market

Built 1992 5,201 sqft lot $145/sqft · 22% below area Est $180k · 22% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +5.5/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for a fixer upper in Webster Groves. 3 bed, 1 bath, full basement on a nice lot in a great location. Home needs some work. Large living room, good sized bedrooms, eat in kitchen with plenty of cabinet space. Lower level could easily be finished to add square footage.

Key facts

• 5,201 sq ft lot
• Built 1992
• Listed 4 days

Property features AI

Finance

• Financial info: Seller may consider concessions

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, natural gas, sewer and water connected
• Home design: Single-family residence; One level; House
• Construction: Vinyl siding; Concrete perimeter foundation; Built with poured concrete basement walls
• Exterior features: Few trees on the lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement with concrete perimeter and poured concrete walls 8 ft+
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/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 11.1% vs local median 2.9% in Webster Groves — 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 77/100 on livability (#37 in MO, #3,184 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Webster Groves (suburban): math 56% / reading 67% proficiency, ranked #7 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Avery Elem. (math 59% / reading 68%, grade B, #88 of 1,115 statewide, top 8%, 386 students, 10% FRL); Webster Groves High (math 50% / reading 73%, grade B-, #31 of 521 statewide, top 6%, 1,315 students, 12% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: Rents rising fast (+8.2%/yr); 155 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 + 8.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.29%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $179,936
• List price: $140,000
• Delta: -22.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Bell Ave	0.00mi	3/1.0	966 (0%)	0mo	$140,000	$145	100
321 Madison Ave	0.33mi	2/1.0 (-1)	986 (+2%)	4mo	$255,000	$259	73
400 Corona Ct	0.42mi	3/1.0	1,028 (+6%)	1mo	$279,900	$272	68
500 Cornell Ave	0.23mi	3/1.0	864 (-11%)	4mo	$239,900	$278	68
927 N Elm Ave	0.17mi	3/1.0	828 (-14%)	1mo	$189,900	$229	68
630 Bell Ave	0.07mi	2/1.0 (-1)	1,108 (+15%)	0mo	$225,000	$203	67
340 Madison Ave	0.39mi	3/1.0	1,061 (+10%)	1mo	$106,000	$100	64
8832 Powell Ave	0.70mi	3/1.0	1,016 (+5%)	1mo	$175,000	$172	58
2918 Wingate Ct	0.35mi	2/1.0 (-1)	1,080 (+12%)	4mo	$280,000	$259	56
2837 Manderly Dr	0.45mi	3/1.0	1,094 (+13%)	4mo	$284,900	$260	54
519 Bismark Ave	0.66mi	3/1.0	1,073 (+11%)	2mo	$295,000	$275	49
1057 Rockman Pl	0.75mi	3/3.0	1,035 (+7%)	2mo	$339,000	$328	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.60×
• Total profit: $23,556
• Equity at exit: $20,874

10-year hold

• IRR: 26.5%
• Equity multiple: 3.90×
• Total profit: $113,590
• 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 63119

• Rents YoY: 8.2%
• Active inventory: 155
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $565

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 66%

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
539 N Elm Ave Saint Louis, MO	3.0	1.0	1055	$1,500	$1.42	10d	1	0.17mi
927 N Elm Ave Saint Louis, MO	3.0	1.0	828	$1,800	$2.17	20d	1	0.18mi
126 Madison Ave Saint Louis, MO	4.0	1.0	1120	$1,550	$1.38	43d	1	0.18mi
153 Willis Ave Saint Louis, MO	3.0	1.5	1097	$2,100	$1.91	1d	1	0.26mi
308 Madison Ave Saint Louis, MO	4.0	2.0	1075	$2,800	$2.60	1d	1	0.32mi
324 Eldridge Ave Saint Louis, MO	2.0	1.0	1015	$2,000	$1.97	1d	1	0.34mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	2d	12	0.50mi
425 Bismark Ave Saint Louis, MO	2.0	1.5	853	$2,095	$2.46	43d	1	0.53mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	1d	1	0.56mi
1034 N Rock Hill Rd Saint Louis, MO	2.0	1.0	696	$1,650	$2.37	43d	1	0.65mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	7d	1	0.74mi
9724 Greenwood Ter Saint Louis, MO	2.0	1.0	907	$1,525	$1.68	20d	1	0.80mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,249	$1.60	1d	4	0.89mi
9816 Obrien Ct Saint Louis, MO	3.0	2.0	1040	$2,100	$2.02	1d	1	0.96mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	43d	1	1.15mi
7880 Big Bend Blvd Unit 1st floor Webster Groves, MO	3.0	1.0	1100	$1,625	$1.48	43d	1	1.40mi
31 Sunnen Dr Maplewood, MO	1.0–2.0	1.0–2.0	956	$2,428	$2.54	1d	17	1.43mi

Listing history 2 events

1. 2026-05-18
   status Pending 292-char remark
2. 2026-05-14
   listed $140,000 Active 292-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,273
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$4,073
• Taxable income: $4,835
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $5,616/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: Webster Groves
• NCES district ID: 2931530
• Math proficiency: 56% ▼ -3.00%
• Reading proficiency: 67% ▲ 3.00%
• Median HH income: $78,389
• Composite: 54.99/100
• National rank: #1298
• State rank: #7 of 324 in MO

Livability — Webster Groves

• Score: 77/100
• State rank: #37
• US rank: #3184

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webster Groves, MO
• County: Saint Louis County · 888,823 people
• City population: 34,181
• Metro: St. Louis, MO-IL
• Population (ZIP): 34,181
• Household income: $106,183
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 1320.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 9% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 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: ▼ -463.48%
• Current HPI: 221.7655
• Rent YoY: ▲ 8.19%
• 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

3 events — show timeline

• 2026-06-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-18 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $140,000 MARIS as Distributed by MLS Grid