837 Wall St · St. Louis, MO 63147

$117,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 17 Days on market

Built 1950 5,963 sqft lot

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot with 2 bedroom bungalow with breezeway attached to 2 car garage. So much potential so if you can see through everything, you can see the vision of a wonderful opportunity. Put your designer hat on and let's get to it. Don't forget about it's convenient location -- just blocks from the infamous Riverview Circle making it easy to head in any direction in the city.

Key facts

• Open floor plan
• Turnkey property
• Unfinished basement

Tags

• TURNKEY PROPERTY
• OPEN FLOOR PLAN
• CORNER LOT
• TWO BONUS ROOMS
• UNFINISHED BASEMENT
• MOVE IN READY

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; electricity, natural gas, sewer, and water connected
• Home design: Single-family residence, updated/remodeled; One-story house; Private ownership
• Construction: Vinyl siding
• Exterior features: Back yard fencing; Corner lot with front yard; Asphalt road frontage on a city street

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom; 1 half bathroom; Additional half bathroom in lower level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Storage; Basement with 8+ ft poured concrete, includes bathroom and sleeping area; Bonus room; Mud room
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $102k (13.0% below list).
• Recommended offer: $102k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Zoned schools: Herzog Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 247 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Beaumont Cte High School (math 5% / reading 5%, grade F, #517 of 521 statewide, top 100%, 236 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: 57 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $809 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,757 (13.0% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.87% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $72,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Hornsby Ave	0.10mi	2/1.5	961 (+1%)	3mo	$115,000	$120	90
831 Hornsby	0.06mi	3/1.5 (+1)	1,008 (+6%)	4mo	$90,000	$89	77
819 Portland Ter	0.43mi	2/1.0	936 (-2%)	1mo	$60,000	$64	77
8770 Jordan Ave	0.25mi	2/1.0	884 (-7%)	3mo	$48,000	$54	74
1178 Riverview Blvd	0.49mi	2/2.0	975 (+2%)	5mo	$53,500	$55	65
1110 Duenke Dr	0.63mi	2/1.0	984 (+3%)	5mo	$74,900	$76	61
925 Riverview Blvd	0.37mi	2/1.0	830 (-13%)	0mo	$93,000	$112	61
1220 Duenke Dr	0.70mi	2/1.0	984 (+3%)	3mo	$89,900	$91	59
9240 Hathaway Dr	0.74mi	2/1.0	982 (+3%)	2mo	$130,000	$132	59
9456 Bagley Dr	0.72mi	2/2.0	982 (+3%)	2mo	$55,000	$56	56
1067 Melvin Ave	0.43mi	3/1.0 (+1)	1,050 (+10%)	4mo	$77,900	$74	54
1545 Sells Ave	0.72mi	2/1.0	1,075 (+13%)	2mo	$75,000	$70	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-12,005
• Equity at exit: $17,445

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,652
• Equity at exit: $10,116

Cash invested: $32,760 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,018 high
• Mortgage (P&I): −$614
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $110

Break-even live

Break-even rent $878

Max offer price $117,000

Occupancy floor 84%

Sensitivity live

Price	-10% $176	-5% $143	+0% $110	+5% $77	+10% $44
Rent	-10% $30	-5% $70	+0% $110	+5% $150	+10% $190
Rate	-1.0pp $169	-0.5pp $140	base $110	+0.5pp $80	+1.0pp $49

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8530 Lowell St Saint Louis, MO	2.0	1.0	918	$1,100	$1.20	45d	1	0.20mi
819 Gustav Ave Apt C St. Louis, MO	1.0	1.0	550	$800	$1.45	45d	1	0.31mi
819 Gustav Ave Apt A St. Louis, MO	1.0	1.0	550	$740	$1.35	25d	1	0.31mi
819 Gustav Ave Unit 832 B St. Louis, MO	1.0	1.0	550	$740	$1.35	45d	1	0.31mi
8612 Halls Ferry Rd Saint Louis, MO	1.0–2.0	1.0	625	$775	$1.24	6d	2	0.32mi
1131 Canaan Ave Saint Louis, MO	1.0	1.0	624	$900	$1.44	18d	1	0.35mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	45d	1	0.36mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	45d	1	0.52mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	25d	1	0.64mi
849 River Trail Ct Apt 201 St. Louis, MO	1.0	1.0	700	$825	$1.18	45d	1	0.69mi
849 River Trail Ct #102 St. Louis, MO	1.0	1.0	700	$825	$1.18	25d	1	0.69mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	45d	1	0.88mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	0d	1	0.92mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	25d	1	0.92mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	5d	1	0.93mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	25d	1	0.97mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	5d	1	1.24mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	0d	1	1.25mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	45d	1	1.25mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	22d	1	1.25mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	45d	1	1.40mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	25d	1	1.40mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	45d	1	1.41mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	25d	1	1.41mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	25d	1	1.45mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	25d	1	1.48mi

Listing history 11 events

1. 2026-06-21
   days on market $117,000 Active 17 DOM
2. 2026-06-18
   days on market $117,000 Active 14 DOM
3. 2026-06-17
   days on market $117,000 Active 13 DOM
4. 2026-06-16
   days on market $117,000 Active 12 DOM
5. 2026-06-15
   days on market $117,000 Active 11 DOM
6. 2026-06-13
   days on market $117,000 Active 9 DOM
7. 2026-06-09
   days on market $117,000 Active 5 DOM
8. 2026-06-08
   days on market $117,000 Active 4 DOM
9. 2026-06-07
   days on market $117,000 Active 3 DOM
10. 2026-06-05
    remarks 618-char remark
11. 2026-06-05
    listed $117,000 Active 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: $378 · $32/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$757/yr (+$63/mo · 200.1%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,211
• − Mortgage interest: −$6,554
• − Property taxes: −$378
• − Insurance: −$585
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$3,404
• Taxable loss: −$664
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $1,480/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): 8,173
• Household income: $41,182
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 418.0

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: Predominantly Black (92%)
• Race & ethnicity: Black 92% White 5% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -38.51%
• Current HPI: 84.224
• Rent YoY: —
• 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

+2240.0% since first listed

5 events — show timeline

• 2026-06-04 Listed $117,000 MARIS as Distributed by MLS Grid
• 2016-12-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-11-08 Pending — MARIS as Distributed by MLS Grid
• 2016-09-21 Listed $5,000 MARIS as Distributed by MLS Grid
• 1994-08-25 Sold (Public Records) — Public Records

Property tax history

-4.8%/yr

Latest (2023): $378 · -2.0% YoY. Source: county tax records.