5338 Wabada Ave · St. Louis, MO 63112

$26,000

2 bd · 1.0 ba · 935 sqft · SingleFamily public records · 73 Days on market

Built 1908 3,641 sqft lot $28/sqft · at area comps Est $26k · at est.

---

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 +15.0/30.0
• ARV discount +8.2/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER WILL NOT ACCEPT ANY OFFER WITHOUT PRIOR WALKTHROUGH. All brick bungalow with 2 bedrooms, level fenced yard and detached garage. This property needs major TLC. This property could be ideal for an investor wanting to add a rental to their portfolio. Property to be sold As-is and seller will not provide any inspections or warranties.

Key facts

• 3,641 sq ft lot
• Garage
• Built 1908

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 41.4% 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.
• Market conditions: Rents rising (+2.4%/yr); 118 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 31% of the median local income ($46k/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 $180 of loan paydown is wiped out by about $780 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 + 2.4% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $11k; list at $26k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $24,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 4.49% ✓
• Cap rate: 41.39%
• Cash-on-cash: 125.36%
• DSCR: 6.58
• GRM: 1.9

CMA / ARV

• ARV (median comp): $26,429
• List price: $26,000
• Delta: -1.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2810 Arlington Ave	0.25mi	2/1.0	968 (+4%)	5mo	$25,000	$26	78
5114 Maffitt Ave	0.37mi	2/1.0	930 (-0%)	17mo	$22,900	$25	68
5219 Maffitt Ave	0.30mi	2/1.0	960 (+3%)	17mo	$25,000	$26	67
1636 Belt Ave	0.30mi	2/1.0	1,003 (+7%)	9mo	$19,900	$20	67
2806 Union Blvd	0.25mi	2/1.0	858 (-8%)	10mo	$15,000	$17	66
5124 Lotus Ave	0.29mi	3/1.0 (+1)	960 (+3%)	15mo	$30,000	$31	65
1632 Belt Ave	0.30mi	2/1.0	1,003 (+7%)	12mo	$37,900	$38	64
5232 Highland Ave	0.18mi	3/1.5 (+1)	1,030 (+10%)	6mo	$65,000	$63	63
5658 Maffitt Ave	0.57mi	2/1.0	850 (-9%)	4mo	$25,000	$29	55
5226 Saint Louis Ave	0.38mi	2/1.0	1,050 (+12%)	11mo	$65,000	$62	53
5710 Saint Louis Ave	0.68mi	2/1.0	1,000 (+7%)	7mo	$25,000	$25	51
4837 Leduc St	0.72mi	2/1.0	1,008 (+8%)	17mo	$10,000	$10	39

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.98×
• Total profit: $43,521
• Equity at exit: $3,877

10-year hold

• IRR: —
• Equity multiple: 14.38×
• Total profit: $97,410
• Equity at exit: $2,248

Cash invested: $7,280 (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 63112

• Rents YoY: 2.4%
• Active inventory: 118
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$136
• Tax from tax record: −$15 /mo · $180/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $761

Break-even live

Break-even rent $205

Max offer price $26,000

Occupancy floor 30%

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1965 Arlington Ave Saint Louis, MO	3.0	1.0	980	$1,300	$1.33	4d	1	0.15mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	23d	1	0.30mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	43d	1	0.46mi
5608 Wabada Ave Saint Louis, MO	2.0	1.0	910	$1,300	$1.43	16d	1	0.48mi
1610 Kingshighway Blvd St. Louis, MO	1.0	1.0	525	$779	$1.48	2d	6	0.50mi
5662 Maffitt Ave Saint Louis, MO	2.0	1.0	850	$895	$1.05	7d	1	0.61mi
1324 Academy Ave Unit C St. Louis, MO	1.0	1.0	1000	$890	$0.89	43d	1	0.62mi
5203 Page Blvd Unit 5201 1st Floor St. Louis, MO	2.0	1.0	1000	$750	$0.75	14d	1	0.65mi
1232 N Euclid Ave Saint Louis, MO	3.0	1.5	982	$1,395	$1.42	43d	1	0.89mi
5345 Cabanne Ave Unit 5345 Cabanne 3N St. Louis, MO	1.0	1.0	630	$800	$1.27	43d	1	0.94mi
5345 Cabanne Ave Unit 5345 Cabanne 1S St. Louis, MO	2.0	1.0	800	$950	$1.19	43d	1	0.94mi
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	43d	1	1.05mi
5818 Ferris Ave Saint Louis, MO	3.0	1.0	1014	$1,500	$1.48	43d	1	1.23mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	43d	1	1.23mi
5989 Julian Ave Unit 37 St. Louis, MO	2.0	1.0	780	$1,200	$1.54	17d	1	1.26mi
763 Walton Ave Unit 763 St. Louis, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	1.27mi
807 Clara Ave Unit 34 St. Louis, MO	1.0	1.0	650	$799	$1.23	17d	1	1.27mi
807 Clara Ave Apt 33 St. Louis, MO	1.0	1.0	650	$799	$1.23	43d	1	1.27mi
807 Clara Ave Unit 7 St. Louis, MO	1.0	1.0	650	$699	$1.08	17d	1	1.27mi
807 Clara Ave Unit 2 St. Louis, MO	1.0	1.0	650	$699	$1.08	43d	1	1.27mi
807 Clara Ave Unit 3 St. Louis, MO	1.0	1.0	650	$699	$1.08	7d	1	1.27mi
5572 Clemens Ave Unit 1W St. Louis, MO	3.0	1.0	900	$1,025	$1.14	14d	1	1.29mi
5457 Delmar Blvd St. Louis, MO	1.0	1.0	481	$806	$1.67	1d	7	1.32mi
5803 Cabanne Ave Saint Louis, MO	2.0	1.0	600	$1,200	$2.00	4d	1	1.33mi
625 N Euclid Ave St. Louis, MO	2.0	1.0–2.0	984	$3,120	$3.17	1d	16	1.33mi
5740 Cabanne Ave Saint Louis, MO	1.0	1.0	650	$625	$0.96	43d	1	1.34mi
5811 Cabanne Ave St. Louis, MO	2.0	1.0	800	$1,250	$1.56	43d	1	1.34mi
5500 Delmar Blvd Unit 5540-Apt 202 St. Louis, MO	2.0	2.0	875	$1,395	$1.59	7d	1	1.36mi
5535 Delmar Blvd St. Louis, MO	1.0–2.0	1.0–2.0	911	$1,970	$2.16	1d	14	1.36mi
3720 Darby St Saint Louis, MO	2.0	1.0	960	$1,123	$1.17	43d	1	1.38mi
4961 McPherson Ave St. Louis, MO	1.0	1.0	950	$1,175	$1.24	43d	1	1.41mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	43d	1	1.42mi
5560 Delmar Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	752	$1,395	$1.85	16d	1	1.42mi
4953 McPherson Ave Saint Louis, MO	1.0	1.0	1048	$1,325	$1.26	43d	1	1.43mi
5621 Delmar Blvd Saint Louis, MO	1.0	1.0	612	$1,087	$1.77	2d	4	1.44mi
401 N Euclid Ave St. Louis, MO	3.0	1.0	1025	$1,615	$1.58	1d	4	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $26,000 Active 73 DOM
2. 2026-06-17
   days on market $26,000 Active 72 DOM
3. 2026-06-16
   days on market $26,000 Active 71 DOM
4. 2026-06-15
   days on market $26,000 Active 70 DOM
5. 2026-06-13
   days on market $26,000 Active 68 DOM
6. 2026-06-09
   days on market $26,000 Active 64 DOM
7. 2026-06-08
   days on market $26,000 Active 63 DOM
8. 2026-06-08
   days on market $26,000 Active 62 DOM
9. 2026-06-05
   days on market $26,000 Active 59 DOM
10. 2026-06-03
    days on market $26,000 Active 58 DOM
11. 2026-06-02
    days on market $26,000 Active 57 DOM
12. 2026-06-01
    days on market $26,000 Active 56 DOM
13. 2026-05-31
    days on market $26,000 Active 55 DOM
14. 2026-04-20
    status Active 339-char remark

    Show marketing remark (339 chars)

    SELLER WILL NOT ACCEPT ANY OFFER WITHOUT PRIOR WALKTHROUGH. All brick bungalow with 2 bedrooms, level fenced yard and detached garage. This property needs major TLC. This property could be ideal for an investor wanting to add a rental to their portfolio. Property to be sold As-is and seller will not provide any inspections or warranties.

15. 2026-04-14
    status Pending 339-char remark

    Show marketing remark (339 chars)

    SELLER WILL NOT ACCEPT ANY OFFER WITHOUT PRIOR WALKTHROUGH. All brick bungalow with 2 bedrooms, level fenced yard and detached garage. This property needs major TLC. This property could be ideal for an investor wanting to add a rental to their portfolio. Property to be sold As-is and seller will not provide any inspections or warranties.

16. 2026-04-01
    listed $26,000 Active 339-char remark

    Show marketing remark (339 chars)

    SELLER WILL NOT ACCEPT ANY OFFER WITHOUT PRIOR WALKTHROUGH. All brick bungalow with 2 bedrooms, level fenced yard and detached garage. This property needs major TLC. This property could be ideal for an investor wanting to add a rental to their portfolio. Property to be sold As-is and seller will not provide any inspections or warranties.

17. 2026-03-31
    historical $26,000 339-char remark

    Show marketing remark (339 chars)

    SELLER WILL NOT ACCEPT ANY OFFER WITHOUT PRIOR WALKTHROUGH. All brick bungalow with 2 bedrooms, level fenced yard and detached garage. This property needs major TLC. This property could be ideal for an investor wanting to add a rental to their portfolio. Property to be sold As-is and seller will not provide any inspections or warranties.

18. 2025-02-28
    soldstatus $11,000
19. 2025-02-26
    soldstatus Closed 355-char remark

    Show marketing remark (355 chars)

    SELLER WILL NOT ACCEPT ANY OFFER WITHOUT PRIOR WALKTHROUGH. No sign in yard. All brick bungalow with 2 bedrooms, level fenced yard and detached garage. This property needs major TLC. This property could be ideal for a investor wanting to add a rental to their portfolio. Property to be sold As-is and seller will not provide any inspections or warranties.

20. 2025-02-12
    status Pending 355-char remark

    Show marketing remark (355 chars)

    SELLER WILL NOT ACCEPT ANY OFFER WITHOUT PRIOR WALKTHROUGH. No sign in yard. All brick bungalow with 2 bedrooms, level fenced yard and detached garage. This property needs major TLC. This property could be ideal for a investor wanting to add a rental to their portfolio. Property to be sold As-is and seller will not provide any inspections or warranties.

21. 2025-01-31
    listed $20,000 Active 355-char remark

    Show marketing remark (355 chars)

    SELLER WILL NOT ACCEPT ANY OFFER WITHOUT PRIOR WALKTHROUGH. No sign in yard. All brick bungalow with 2 bedrooms, level fenced yard and detached garage. This property needs major TLC. This property could be ideal for a investor wanting to add a rental to their portfolio. Property to be sold As-is and seller will not provide any inspections or warranties.

22. 2025-01-29
    historical $20,000 355-char remark

    Show marketing remark (355 chars)

    SELLER WILL NOT ACCEPT ANY OFFER WITHOUT PRIOR WALKTHROUGH. No sign in yard. All brick bungalow with 2 bedrooms, level fenced yard and detached garage. This property needs major TLC. This property could be ideal for a investor wanting to add a rental to their portfolio. Property to be sold As-is and seller will not provide any inspections or warranties.

23. 2021-11-18
    soldstatus $6,000
24. 2021-11-18
    soldstatus $16,000
25. 2004-07-16
    soldstatus
26. 2004-07-16
    soldstatus $15,000

ⓘ 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: $180 · $15/mo
• Projected year-2 tax: $252 · $21/mo
• Expected delta: +$72/yr (+$6/mo · 39.8%)

ⓘ 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: $14,016
• − Mortgage interest: −$1,456
• − Property taxes: −$180
• − Insurance: −$130
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$756
• Taxable income: $9,251
• Est. tax owed @ 24.0%: −$2,220
• After-tax cash flow: $6,906/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

+73.3% since first listed

13 events — show timeline

• 2026-04-20 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-14 Pending — MARIS as Distributed by MLS Grid
• 2026-04-01 Listed $26,000 MARIS as Distributed by MLS Grid
• 2026-03-31 Coming Soon $26,000 MARIS as Distributed by MLS Grid
• 2025-02-28 Sold (Public Records) $11,000 Public Records
• 2025-02-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-02-12 Pending — MARIS as Distributed by MLS Grid
• 2025-01-31 Listed $20,000 MARIS as Distributed by MLS Grid
• 2025-01-29 Coming Soon $20,000 MARIS as Distributed by MLS Grid
• 2021-11-18 Sold (Public Records) $16,000 Public Records
• 2021-11-18 Sold (Public Records) $6,000 Public Records
• 2004-07-16 Sold (Public Records) $15,000 Public Records
• 2004-07-16 Sold (Public Records) — Public Records

Property tax history

-0.6%/yr

Latest (2024): $180 · +4.3% YoY. Source: county tax records.