3710 Bamberger Ave · St. Louis, MO 63116

$130,000

4 bd · 2.0 ba · 2,050 sqft · SingleFamily public records · 6 Days on market

Built 1915 3,423 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Ready for your next investment opportunity with most of the cap ex already done? This is a great chance to finish a project that has already undergone many extensive updates including full PVC plumbing (including sewer lateral), new HVAC, new Water Heater, new roof, AND new electrical. It's already been converted from a duplex to a single family with a bedroom on the main level, and the other three upstairs. 2 full bathrooms, one on each floor. Some newer windows. Newer appliances. Finish off the interior and ready to re-list!

Key facts

• New hvac
• New water heater
• Full pvc plumbing

Tags

• FULL PVC PLUMBING
• NEW HVAC
• NEW WATER HEATER
• NEW ROOF
• NEW ELECTRICAL
• CONVERTED FROM DUPLEX

Property features AI

Exterior

• Parking: On-site parking
• Utilities: Public water; Public sewer; Electricity available (220 volts); Natural gas available
• Home design: Single family residence; Private ownership; Fixer condition; Two levels; Stone foundation
• Construction: Brick and vinyl siding construction; Membrane roof
• Exterior features: Rectangular lot; Back yard with partial wood fencing; No pool

Interior

• Bedrooms: Total of 4 bedrooms; 1 bedroom on the main level; 3 bedrooms on the upper level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms total; 1 full bathroom on the main level; 1 full bathroom on the upper level
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning
• Interior features: Unfinished basement with both interior and exterior entry; Balcony

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 13.2% 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 B — 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); 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 (+2.6%/yr); 255 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 38% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $58k; list at $130k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $130,000

Questions for the listing agent

1. Built in 1915 — 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. 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: 1.50% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.53%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $260,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3959 Keokuk St	0.32mi	4/2.0	2,044 (-0%)	3mo	$230,000	$113	82
3442 Chippewa St	0.40mi	4/2.0	2,068 (+1%)	1mo	$199,500	$96	79
3447 Dunnica	0.40mi	4/2.5	2,232 (+9%)	1mo	$249,900	$112	63
4114 Mcdonald Ave	0.65mi	3/2.0 (-1)	2,000 (-2%)	0mo	$300,000	$150	60
3970 Mcdonald Ave	0.53mi	4/1.0	2,160 (+5%)	6mo	$275,000	$127	57
3678 Liermann Ave	0.39mi	5/3.0 (+1)	2,200 (+7%)	7mo	$220,000	$100	55
3449 Utah St	0.69mi	5/3.0 (+1)	2,080 (+2%)	2mo	$399,900	$192	55
3918 Wyoming St	0.67mi	3/2.5 (-1)	1,936 (-6%)	2mo	$425,000	$220	51
3408 Winnebago St	0.46mi	3/2.5 (-1)	1,746 (-15%)	1mo	$229,500	$131	46
3449 Tennessee Ave	0.53mi	3/1.5 (-1)	2,328 (+14%)	2mo	$280,000	$120	44
3824 Michigan Ave	0.69mi	3/2.0 (-1)	2,340 (+14%)	6mo	$209,000	$89	34
3937 Humphrey St	0.65mi	3/3.5 (-1)	1,750 (-15%)	3mo	$370,000	$211	32

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: 17.4%
• Equity multiple: 1.70×
• Total profit: $25,541
• Equity at exit: $19,383

10-year hold

• IRR: 25.7%
• Equity multiple: 3.20×
• Total profit: $80,091
• Equity at exit: $11,240

Cash invested: $36,400 (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: 255
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$682
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $744

Break-even live

Break-even rent $1,003

Max offer price $130,000

Occupancy floor 57%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	44d	1	0.25mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	44d	1	0.32mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	7d	1	0.32mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	7d	1	0.37mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	4d	1	0.48mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	20d	1	0.55mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	17d	1	0.61mi
3411 Cherokee St St. Louis, MO	4.0	2.0	1568	$1,850	$1.18	44d	1	0.62mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	23d	1	0.67mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	14d	1	0.68mi
3628 Wyoming St Unit 2F St. Louis, MO	4.0	1.0	1700	$1,950	$1.15	44d	1	0.68mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	2d	1	0.70mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	44d	1	0.78mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	44d	1	0.79mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	44d	1	1.02mi
4145-4147 Hartford St St. Louis, MO	4.0	3.5	2400	$3,800	$1.58	12d	1	1.02mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	16d	1	1.14mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	2d	1	1.18mi
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	4d	1	1.22mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	44d	1	1.31mi

Listing history 21 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   listed $130,000 Active
3. 2024-12-16
   status Active
4. 2024-12-16
   price $180,500
5. 2024-12-02
   historical
6. 2024-08-30
   listed $182,999 Active
7. 2024-02-03
   historical
8. 2024-01-14
   price $187,000
9. 2023-12-07
   price $188,000
10. 2023-11-17
    listed $198,000 Active
11. 2021-06-04
    soldstatus $58,000
12. 2021-05-29
    status Pending
13. 2021-05-28
    soldstatus Closed
14. 2021-03-29
    listed $69,900 Active
15. 2018-05-14
    soldstatus Closed
16. 2018-04-10
    status Pending
17. 2018-04-10
    historical
18. 2018-04-09
    status Pending
19. 2018-04-09
    listed $25,000 Active
20. 2006-01-24
    soldstatus $112,500
21. 2003-04-18
    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: $682 · $57/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$579/yr (+$48/mo · 85.0%)

ⓘ 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: $23,342
• − Mortgage interest: −$7,282
• − Property taxes: −$682
• − Insurance: −$650
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$3,782
• Taxable income: $7,211
• Est. tax owed @ 24.0%: −$1,731
• After-tax cash flow: $7,197/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

+15.6% since first listed

21 events — show timeline

• 2026-04-30 Pending — MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $130,000 MARIS as Distributed by MLS Grid
• 2024-12-16 Relisted — MARIS as Distributed by MLS Grid
• 2024-12-16 Price Changed $180,500 MARIS as Distributed by MLS Grid
• 2024-12-02 Delisted — MARIS as Distributed by MLS Grid
• 2024-08-30 Listed $182,999 MARIS as Distributed by MLS Grid
• 2024-02-03 Delisted — MARIS as Distributed by MLS Grid
• 2024-01-14 Price Changed $187,000 MARIS as Distributed by MLS Grid
• 2023-12-07 Price Changed $188,000 MARIS as Distributed by MLS Grid
• 2023-11-17 Listed $198,000 MARIS as Distributed by MLS Grid
• 2021-06-04 Sold (Public Records) $58,000 Public Records
• 2021-05-29 Pending — MARIS as Distributed by MLS Grid
• 2021-05-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-29 Listed $69,900 MARIS as Distributed by MLS Grid
• 2018-05-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-04-10 Pending — MARIS as Distributed by MLS Grid
• 2018-04-10 Delisted — MARIS as Distributed by MLS Grid
• 2018-04-09 Pending — MARIS as Distributed by MLS Grid
• 2018-04-09 Listed $25,000 MARIS as Distributed by MLS Grid
• 2006-01-24 Sold (Public Records) $112,500 Public Records
• 2003-04-18 Sold (Public Records) — Public Records

Property tax history

-0.6%/yr

Latest (2024): $682 · +5.0% YoY. Source: county tax records.