7711 Minnesota Ave #1 · St. Louis, MO 63111

$34,900

2 bd · 1.0 ba · 684 sqft · SingleFamily · 17 Days on market

Built 1892 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 +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 1-bathroom home is ready for a renovation, presenting an excellent opportunity for a buyer with vision to add significant value and customize the property. This asset is available as part of a one-off purchase or a portfolio deal. Contact the listing agent to explore packaging options with other properties.

Key facts

• 3,423 sq ft lot
• Built 1892
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.9% 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.
• Zoned schools: Woerner Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 362 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 of loan paydown is wiped out by about $1k 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 + 3.3% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,376 (1.5% below list)

Questions for the listing agent

1. Built in 1892 — 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: 2.42% ✓
• Cap rate: 20.94%
• Cash-on-cash: 52.33%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $102,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7923 Water St	0.26mi	2/1.0	688 (+1%)	1mo	$99,000	$144	86
7413 Pennsylvania Ave	0.21mi	1/1.0 (-1)	673 (-2%)	12mo	$62,000	$92	72
217 W Schirmer St	0.05mi	2/1.0	777 (+14%)	10mo	$59,900	$77	67
8414 S Broadway	0.49mi	1/1.0 (-1)	672 (-2%)	5mo	$39,900	$59	64
7116 Vermont Ave	0.43mi	2/1.0	759 (+11%)	11mo	$129,900	$171	53
7100 Idaho Ave	0.49mi	2/1.0	728 (+6%)	16mo	$119,900	$165	53
7617 Alaska Ave	0.41mi	2/1.0	779 (+14%)	13mo	$124,900	$160	47
3624 Steins St	0.60mi	2/1.0	780 (+14%)	8mo	$150,000	$192	42
7320 Eugene Ave	0.69mi	1/1.0 (-1)	762 (+11%)	2mo	$135,000	$177	42
3663 Steins St	0.67mi	1/1.0 (-1)	734 (+7%)	14mo	$110,000	$150	40
8437 Tennessee Ave	0.69mi	1/1.0 (-1)	714 (+4%)	19mo	$90,000	$126	40
8423 Tennessee Ave	0.66mi	1/1.0 (-1)	602 (-12%)	9mo	$47,500	$79	37

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 50.6%
• Equity multiple: 3.22×
• Total profit: $21,727
• Equity at exit: $5,204

10-year hold

• IRR: 56.1%
• Equity multiple: 6.61×
• Total profit: $54,867
• Equity at exit: $3,018

Cash invested: $9,772 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $845 high
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $426

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 45%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7614 Virginia Ave Unit 7614 St. Louis, MO	2.0	1.0	750	$750	$1.00	23d	1	0.12mi
807 W Courtois St Apt B St. Louis, MO	1.0	1.0	600	$735	$1.23	43d	1	0.13mi
8125 Michigan Ave St. Louis, MO	1.0–2.0	1.0–2.0	797	$1,150	$1.44	14d	1	0.29mi
7320 Vermont Ave Unit 2nd St. Louis, MO	1.0	1.0	710	$750	$1.06	43d	1	0.30mi
7851 Bandero Dr Saint Louis, MO	1.0–2.0	1.0	800	$1,100	$1.38	12d	1	0.50mi
8511 Idaho Ave Unit 1st Floor St. Louis, MO	1.0	1.0	750	$850	$1.13	12d	1	0.64mi
3601 Holly Hills Blvd Apt 19 St. Louis, MO	2.0	1.0	700	$875	$1.25	3d	1	1.03mi
6327 S Grand Blvd Unit 1E St. Louis, MO	1.0	1.0	650	$799	$1.23	43d	1	1.05mi
5507 Louisiana 2nd fl St. Louis, MO	1.0	1.0	705	$795	$1.13	43d	1	1.28mi
218-220 Bellerive Blvd Unit 218 St. Louis, MO	1.0	1.0	550	$725	$1.32	12d	1	1.31mi
120 Bellerive Blvd Saint Louis, MO	1.0	1.0	700	$795	$1.14	43d	1	1.32mi
112 Bellerive Blvd Saint Louis, MO	1.0	1.0	700	$795	$1.14	43d	1	1.32mi
4117 Germania St Saint Louis, MO	1.0	1.0	750	$925	$1.23	43d	1	1.37mi
5625 S Grand Blvd Unit 2D St. Louis, MO	1.0	1.0	650	$840	$1.29	10d	1	1.41mi
5625 S Grand Blvd Unit 5625 St. Louis, MO	1.0	1.0	650	$840	$1.29	23d	1	1.41mi
7500 Morganford Rd Saint Louis, MO	1.0	1.0	750	$925	$1.23	43d	1	1.42mi
5618 S Grand Blvd Unit 10 St. Louis, MO	1.0	1.0	600	$799	$1.33	43d	1	1.43mi
510 Fassen St Unit 512 St. Louis, MO	1.0	1.0	700	$795	$1.14	14d	1	1.44mi
510 Fassen St Unit 510 St. Louis, MO	1.0	1.0	700	$850	$1.21	14d	1	1.44mi

Listing history 2 events

1. 2025-12-11
   status Pending
2. 2025-11-24
   listed $34,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,136
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$1,015
• Taxable income: $4,846
• Est. tax owed @ 24.0%: −$1,163
• After-tax cash flow: $3,950/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

2 events — show timeline

• 2025-12-11 Pending — MARIS as Distributed by MLS Grid
• 2025-11-24 Listed $34,900 MARIS as Distributed by MLS Grid