1211 Victor St · St. Louis, MO 63104

$199,900

4 bd · 2.0 ba · 2,368 sqft · SingleFamily public records · 45 Days on market

Built 1911 2,844 sqft lot $84/sqft · 56% below area

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Why this score? — see what drove the C 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 +23.5/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +4.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This solid brick three bedroom, two bath home offers over 2,000 square feet of living space in the desirable Soulard area, combining historic character with exceptional potential. Ideally located near dining, entertainment, and city conveniences, the property provides a rare opportunity for renovation-minded buyers. With strong structural integrity already in place, this home serves as a blank canvas ready for customization and modernization to match your personal vision or investment goals. The spacious layout offers flexibility for reconfiguration, restoration, or enhancement. Don’t miss the chance to explore the possibilities this classic residence offers in one of St. Louis’

Key facts

• Solid brick
• Historic character
• Classic residence

Tags

• SOLID BRICK
• HISTORIC CHARACTER
• STRONG STRUCTURAL INTEGRITY
• SPACIOUS LAYOUT
• CLASSIC RESIDENCE
• SOUGHT-AFTER NEIGHBORHOODS

Property features AI

Finance

• Other: Living area approximately 2,368 (assessor); Lot size approximately 0.0653 acres
• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Parking: No designated parking spaces reported; No carport spaces reported
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity available; Natural gas available
• Home design: Single-family residence; Two levels; Residential property; Government ownership type
• Construction: Brick exterior
• Exterior features: Brick construction; Lot dimensions approximately 40 x 71; Lot features: Other

Interior

• Bedrooms: Three bedrooms (all on the upper level)
• Bathrooms: Two full bathrooms (one on the main level, one on the upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full, unfinished basement; Eight total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 C — 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: Sigel Elem. Comm. Ed. Ctr. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 219 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 fast (+7.5%/yr); 165 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 7.5% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $225k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1911 — 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $456,058
• List price: $199,900
• Delta: -56.17%
• 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
1920 Senate St	0.25mi	3/2.5 (-1)	2,375 (+0%)	2mo	$389,000	$164	79
1831 Victor St	0.16mi	5/2.0 (+1)	2,240 (-5%)	6mo	$265,000	$118	74
2623 S 11th St	0.16mi	3/3.5 (-1)	2,493 (+5%)	3mo	$449,900	$180	70
2631 Missouri Ave	0.46mi	4/2.5	2,400 (+1%)	6mo	$449,900	$187	69
1206 Lynch St	0.24mi	3/3.5 (-1)	2,511 (+6%)	2mo	$550,000	$219	66
923 Withnell Ave	0.61mi	4/3.0	2,331 (-2%)	1mo	$299,000	$128	64
2801 Missouri Ave	0.50mi	3/2.5 (-1)	2,250 (-5%)	1mo	$375,000	$167	61
2909 Mcnair Ave	0.52mi	3/2.5 (-1)	2,246 (-5%)	0mo	$399,900	$178	60
2026 Allen Ave	0.51mi	3/2.5 (-1)	2,256 (-5%)	2mo	$449,900	$199	60
2628 Indiana Ave	0.50mi	3/2.5 (-1)	2,554 (+8%)	2mo	$350,000	$137	55
1111 Allen Ave	0.41mi	3/2.5 (-1)	2,149 (-9%)	5mo	$395,000	$184	54
823 Allen Ave	0.50mi	4/3.5	2,545 (+8%)	7mo	$399,000	$157	53

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 · 7.52% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,880
• Equity at exit: $29,806

10-year hold

• IRR: 14.6%
• Equity multiple: 2.43×
• Total profit: $79,916
• Equity at exit: $17,284

Cash invested: $55,972 (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 63104

• Rents YoY: 7.5%
• Active inventory: 165
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$255 /mo · $3,059/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $371

Break-even live

Break-even rent $1,755

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $485	-5% $428	+0% $371	+5% $315	+10% $258
Rent	-10% $196	-5% $284	+0% $371	+5% $459	+10% $547
Rate	-1.0pp $472	-0.5pp $422	base $371	+0.5pp $320	+1.0pp $267

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2406 S 10th St Saint Louis, MO	3.0	2.0	2000	$1,950	$0.97	25d	1	0.21mi
2211 Menard St Unit A St. Louis, MO	3.0	1.5	2440	$2,200	$0.90	5d	1	0.28mi
2211 Menard St Unit B St. Louis, MO	3.0	1.5	2440	$2,200	$0.90	4d	1	0.28mi
713 Barton St Unit 1031874P St. Louis, MO	3.0	2.0	1593	$3,856	$2.42	8d	1	0.30mi
1231 Allen Market Ln St. Louis, MO	3.0	2.5	3000	$1,995	$0.67	45d	1	0.39mi
1229-1231 Allen Market Ln Unit 1231 St. Louis, MO	3.0	3.0	3000	$1,995	$0.67	45d	1	0.39mi
900 Allen Ave Saint Louis, MO	3.0	2.0	1676	$2,399	$1.43	19d	1	0.47mi
919 Allen Ave Unit R Saint Louis, MO	3.0	1.5	1708	$2,100	$1.23	21d	1	0.47mi
2811 Missouri Ave Saint Louis, MO	4.0	2.5	2673	$3,622	$1.36	45d	1	0.51mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	20d	1	0.52mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	12d	1	0.52mi
2048 Russell Blvd Saint Louis, MO	4.0	2.0	3024	$2,300	$0.76	45d	1	0.52mi
2253 Indiana Ave Saint Louis, MO	4.0	3.5	1760	$2,600	$1.48	8d	1	0.62mi
715 Soulard St Saint Louis, MO	5.0	3.0	2800	$2,595	$0.93	45d	1	0.69mi
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	25d	1	0.85mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	45d	1	0.88mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$2,300	$1.89	3d	15	0.93mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	17d	1	1.13mi
2347 Park Ave Saint Louis, MO	3.0	3.5	1608	$2,150	$1.34	45d	1	1.14mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	45d	1	1.26mi

Listing history 20 events

1. 2026-06-21
   days on market $199,900 Active 45 DOM
2. 2026-06-18
   days on market $199,900 Active 42 DOM
3. 2026-06-17
   days on market $199,900 Active 41 DOM
4. 2026-06-16
   days on market $199,900 Active 40 DOM
5. 2026-06-15
   days on market $199,900 Active 39 DOM
6. 2026-06-13
   days on market $199,900 Active 37 DOM
7. 2026-06-09
   days on market $199,900 Active 33 DOM
8. 2026-06-08
   days on market $199,900 Active 32 DOM
9. 2026-06-07
   days on market $199,900 Active 31 DOM
10. 2026-06-05
    pricedays on market $199,900 Active 28 DOM
11. 2026-06-03
    days on market $425,000 Active 27 DOM
12. 2026-06-02
    days on market $425,000 Active 26 DOM
13. 2026-06-01
    days on market $425,000 Active 25 DOM
14. 2026-05-31
    days on market $425,000 Active 24 DOM
15. 2026-05-08
    listed $425,000 Active 772-char remark
16. 2026-05-08
    historical $425,000 772-char remark
17. 2025-09-08
    listed $425,000 Active
18. 2025-06-26
    historical Active Under Contract
19. 2025-06-26
    listed $49,000 Active
20. 2011-01-27
    soldstatus $160,000

ⓘ 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: $3,059 · $255/mo
• Projected year-2 tax: $3,059 · $255/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 ≥109°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: $26,702
• − Mortgage interest: −$11,198
• − Property taxes: −$3,059
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$5,815
• Taxable income: $1,359
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $4,131/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): 19,007
• Household income: $68,764
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1429.0

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 0.60)
• Race & ethnicity: White 51% Black 37% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 1%

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: ▼ -159.69%
• Current HPI: 252.3452
• Rent YoY: ▲ 7.52%
• 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

+24.9% since first listed

7 events — show timeline

• 2026-06-04 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $425,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $425,000 MARIS as Distributed by MLS Grid
• 2025-09-08 Listed $425,000 MARIS as Distributed by MLS Grid
• 2025-06-26 Contingent — MARIS as Distributed by MLS Grid
• 2025-06-26 Listed $49,000 MARIS as Distributed by MLS Grid
• 2011-01-27 Sold (Public Records) $160,000 Public Records

Property tax history

+5.4%/yr

Latest (2024): $3,059 · +4.8% YoY. Source: county tax records.