2700 Bacon St · St. Louis, MO 63106

$117,500

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 146 Days on market

Built 2004 3,977 sqft lot $94/sqft · 23% below area Est $153k · 23% under ↓ 2% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Great opportunity for a first-time home buyer or rental income! This home is spacious, move-in ready, and well maintained. A bright, open living and dining area welcomes you with plenty of natural light and beautiful hardwood floors, creating the perfect space to entertain or unwind. On the main level, the primary bedroom includes a full bathroom with a large soaking tub. The updated kitchen features quartz countertops, stainless steel appliances, and plenty of cabinet space. The clean, dry basement is ideal for game nights, movie nights, and added storage. Outside, enjoy a fenced yard and parking in the back. With easy access to highways, public transportation, shopping, dining, and parks, this location keeps you close to everything St. Louis has to offer.

Key facts

• 3,977 sq ft lot
• Parking
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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.
• Market conditions: 15 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($812 loan paydown + $2k appreciation (1.9% local appreciation)).
• 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 (1.9% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

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 $103,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.50% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (median comp): $152,668
• List price: $117,500
• Delta: -23.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3721 Lincoln Ave	0.23mi	3/2.0	1,280 (+2%)	15mo	$160,000	$125	73
3905 Cottage Ave	0.46mi	3/2.0	1,339 (+7%)	4mo	$159,000	$119	64
3630 Garfield Ave	0.25mi	3/2.0	1,100 (-12%)	13mo	$155,000	$141	58
3721 Maffitt Ave	0.25mi	3/1.5	1,418 (+13%)	21mo	$20,000	$14	46
3649 Hebert St	0.54mi	3/2.0	1,100 (-12%)	19mo	$140,000	$127	39
3642 Hebert St	0.51mi	3/2.0	1,100 (-12%)	23mo	$134,000	$122	37
3055 Thomas St	0.59mi	3/2.0	1,064 (-15%)	13mo	$100,000	$94	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.47×
• Total profit: $48,517
• Equity at exit: $45,754

10-year hold

• IRR: 29.1%
• Equity multiple: 4.77×
• Total profit: $123,884
• Equity at exit: $65,435

Cash invested: $32,900 (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 63106

• Home prices YoY: 1.4%
• Active inventory: 15
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,767 high
• Mortgage (P&I): −$616
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $644

Break-even live

Break-even rent $951

Max offer price $117,500

Occupancy floor 59%

Sensitivity live

Price	-10% $711	-5% $677	+0% $644	+5% $611	+10% $578
Rent	-10% $505	-5% $574	+0% $644	+5% $714	+10% $784
Rate	-1.0pp $703	-0.5pp $674	base $644	+0.5pp $614	+1.0pp $583

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2239 University St Saint Louis, MO	3.0	1.5	1116	$1,295	$1.16	12d	1	0.80mi
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$800	$0.85	5d	1	0.81mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	5d	1	0.96mi
2207 Angelica St Unit 1 St. Louis, MO	2.0	1.0	1734	$1,350	$0.78	44d	1	0.99mi
1708 Annie Malone Dr Saint Louis, MO	3.0	1.5	924	$1,500	$1.62	44d	1	1.01mi
4202 Gano Ave Saint Louis, MO	3.0	1.0	1650	$1,168	$0.71	24d	1	1.08mi
3041 Locust St St. Louis, MO	2.0	2.0	1243	$2,072	$1.67	44d	1	1.15mi
3307 Olive St St. Louis, MO	1.0–2.0	1.0	912	$1,220	$1.34	44d	1	1.20mi
2605-2637 Washington Ave St. Louis, MO	1.0–2.0	1.0–2.0	775	$1,645	$2.12	12d	7	1.27mi
3717-3721 Westminster Pl St. Louis, MO	3.0	1.0–3.0	1343	$2,735	$2.04	17d	4	1.27mi
3681 Lindell Blvd Saint Louis, MO	3.0	1.0–2.5	1292	$3,579	$2.77	2d	62	1.28mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	2d	128	1.31mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	17d	81	1.31mi
2046 Obear Ave Unit A St. Louis, MO	3.0	1.5	1456	$1,070	$0.73	44d	1	1.32mi
2206 Lucas Ave St. Louis, MO	1.0–2.0	1.0–2.0	1047	$1,900	$1.81	2d	20	1.35mi
2323 Locust St Saint Louis, MO	1.0–2.0	1.0	1239	$1,750	$1.41	44d	2	1.35mi
2323 Locust ST #308 St Louis, MO	2.0	1.0	1386	$1,750	$1.26	24d	1	1.35mi
416 N 23rd St St. Louis, MO	1.0–2.0	1.0	780	$1,775	$2.28	5d	23	1.38mi
715 N 21st St St. Louis, MO	1.0–2.0	1.0–2.0	900	$1,355	$1.51	24d	1	1.39mi
2002 Obear Ave St. Louis, MO	2.0	1.5	1024	$970	$0.95	5d	1	1.39mi
4140 Washington Blvd Saint Louis, MO	1.0–2.0	1.0–2.5	907	$2,035	$2.24	2d	1	1.41mi
2034 Lucas Ave St. Louis, MO	1.0–2.0	1.0	1080	$1,525	$1.41	44d	1	1.43mi
1906 Obear Ave #1 St. Louis, MO	2.0	1.5	1024	$970	$0.95	22d	1	1.45mi
2200 Locust St Saint Louis, MO	1.0–2.0	1.0–1.5	862	$1,695	$1.97	4d	6	1.46mi
3906 Lindell Blvd St. Louis, MO	2.0–3.0	1.0	1072	$1,725	$1.61	44d	10	1.48mi
3906 Lindell Blvd St. Louis, MO	2.0–3.0	1.0	1072	$1,650	$1.54	3d	16	1.48mi
4223 Red Bud Ave Unit 1F St. Louis, MO	2.0	1.0	1167	$895	$0.77	44d	1	1.48mi
4127 Westminster Pl St. Louis, MO	2.0	2.5	1216	$2,095	$1.72	8d	1	1.49mi

Listing history 6 events

1. 2026-06-02
   status $117,500 Pending 146 DOM
2. 2026-06-01
   days on market $117,500 Active 146 DOM
3. 2026-05-31
   days on market $117,500 Active 145 DOM
4. 2026-04-20
   price $117,500 767-char remark

   Show marketing remark (767 chars)

   Great opportunity for a first-time home buyer or rental income! This home is spacious, move-in ready, and well maintained. A bright, open living and dining area welcomes you with plenty of natural light and beautiful hardwood floors, creating the perfect space to entertain or unwind. On the main level, the primary bedroom includes a full bathroom with a large soaking tub. The updated kitchen features quartz countertops, stainless steel appliances, and plenty of cabinet space. The clean, dry basement is ideal for game nights, movie nights, and added storage. Outside, enjoy a fenced yard and parking in the back. With easy access to highways, public transportation, shopping, dining, and parks, this location keeps you close to everything St. Louis has to offer.

5. 2026-01-07
   listed $120,000 Active 767-char remark

   Show marketing remark (767 chars)

   Great opportunity for a first-time home buyer or rental income! This home is spacious, move-in ready, and well maintained. A bright, open living and dining area welcomes you with plenty of natural light and beautiful hardwood floors, creating the perfect space to entertain or unwind. On the main level, the primary bedroom includes a full bathroom with a large soaking tub. The updated kitchen features quartz countertops, stainless steel appliances, and plenty of cabinet space. The clean, dry basement is ideal for game nights, movie nights, and added storage. Outside, enjoy a fenced yard and parking in the back. With easy access to highways, public transportation, shopping, dining, and parks, this location keeps you close to everything St. Louis has to offer.

6. 2025-12-17
   historical $120,000 767-char remark

   Show marketing remark (767 chars)

   Great opportunity for a first-time home buyer or rental income! This home is spacious, move-in ready, and well maintained. A bright, open living and dining area welcomes you with plenty of natural light and beautiful hardwood floors, creating the perfect space to entertain or unwind. On the main level, the primary bedroom includes a full bathroom with a large soaking tub. The updated kitchen features quartz countertops, stainless steel appliances, and plenty of cabinet space. The clean, dry basement is ideal for game nights, movie nights, and added storage. Outside, enjoy a fenced yard and parking in the back. With easy access to highways, public transportation, shopping, dining, and parks, this location keeps you close to everything St. Louis has to offer.

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$103/yr (+$9/mo · 9.9%)

ⓘ 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 ≥108°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,201
• − Mortgage interest: −$6,582
• − Property taxes: −$1,037
• − Insurance: −$588
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$3,418
• Taxable income: $6,184
• Est. tax owed @ 24.0%: −$1,484
• After-tax cash flow: $6,246/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
• City population: 283,259
• Population (ZIP): 7,742

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 (89%)
• Race & ethnicity: Black 89% White 7% Two or more races 2% Hispanic / Latino 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 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: ▲ 1.91%
• Current HPI: 133.284
• Rent YoY: —
• Metro: —
• 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

-2.1% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $117,500 MARIS as Distributed by MLS Grid
• 2026-01-07 Listed $120,000 MARIS as Distributed by MLS Grid
• 2025-12-17 Coming Soon $120,000 MARIS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2024): $1,037 · +12.7% YoY. Source: county tax records.