6815 Etzel Ave · University City, MO 63130

$129,900

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 104 Days on market

Built 1917 7,919 sqft lot $111/sqft · 16% below area Est $155k · 16% under

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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 +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming one-story single-family residence in St. Louis featuring inviting curb appeal and a covered front entry. Inside, you'll find neutral colors and abundant natural light that create a warm and welcoming atmosphere throughout. The home offers a comfortable blend of tile, hardwood, and carpet flooring, adding both style and functionality. The spacious living room flows into the formal dining area, creating a great space for gatherings and everyday living. The dining room also features a beautiful built-in buffet—perfect for displaying special occasion china or treasured keepsakes. The updated kitchen is a standout, showcasing gorgeous granite countertops, a stylish tile backsplash, and modern appliances including a gas stove, dishwasher, and refrigerator. With 3 bedrooms and 1 bathroom, this home provides comfortable living space along with a full basement that includes laundry hookups and plenty of room for storage or future possibilities. This home blends classic charm with thoughtful updates—ready for you to move in and enjoy!

Key facts

• Built-in buffet
• Modern appliances
• Full basement

Tags

• COVERED FRONT ENTRY
• BUILT-IN BUFFET
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• MODERN APPLIANCES
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.9% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $130k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — 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 $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.32% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (median comp): $155,380
• List price: $129,900
• Delta: -16.40%
• 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
6934 Julian Ave	0.25mi	2/1.0 (-1)	1,158 (-1%)	1mo	$130,000	$112	81
7039 Plymouth Ave	0.37mi	4/1.5 (+1)	1,152 (-2%)	1mo	$126,500	$110	72
7048 Arcadia Ave	0.37mi	3/1.0	1,232 (+5%)	3mo	$219,000	$178	71
7033 Camden Ct	0.60mi	3/1.0	1,151 (-2%)	2mo	$164,900	$143	67
6736 Julian Ave	0.24mi	3/2.0	1,055 (-10%)	3mo	$139,900	$133	66
6534 Whitney Ave	0.48mi	2/1.0 (-1)	1,126 (-4%)	0mo	$65,000	$58	66
7155 Willow Tree Ln	0.71mi	3/1.5	1,200 (+3%)	3mo	$210,000	$175	58
6821 Primrose Ave	0.41mi	3/1.0	1,344 (+15%)	2mo	$48,500	$36	55
7034 Plymouth Ave	0.35mi	2/1.0 (-1)	1,025 (-12%)	6mo	$160,000	$156	53
6959 Dartmouth Ave	0.41mi	3/2.0	1,331 (+14%)	2mo	$294,000	$221	52
1239 Meyer St	0.64mi	2/1.0 (-1)	1,296 (+11%)	1mo	$138,900	$107	46
6996 Robbins Ave	0.71mi	3/1.0	1,344 (+15%)	6mo	$180,000	$134	38

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $11,079
• Equity at exit: $19,369

10-year hold

• IRR: 17.5%
• Equity multiple: 2.49×
• Total profit: $54,056
• Equity at exit: $11,231

Cash invested: $36,372 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$681
• Tax from tax record: −$127 /mo · $1,527/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $488

Break-even live

Break-even rent $1,092

Max offer price $129,900

Occupancy floor 66%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,767	$4.12	7d	1	0.16mi
6827 Melrose Ave Saint Louis, MO	2.0	1.0	1200	$1,300	$1.08	7d	1	0.22mi
6704 Etzel Ave Saint Louis, MO	2.0	1.0	825	$1,325	$1.61	44d	1	0.23mi
6636 Etzel Ave Saint Louis, MO	3.0	1.5	1019	$1,350	$1.32	7d	1	0.27mi
6636 Etzel Ave Saint Louis, MO	3.0	2.0	1019	$1,350	$1.32	20d	1	0.27mi
6936 Melrose Ave Saint Louis, MO	4.0	2.0	1396	$1,858	$1.33	23d	1	0.27mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	23d	1	0.34mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	18d	1	0.36mi
6614 Chamberlain Ave Saint Louis, MO	3.0	2.0	1000	$1,820	$1.82	23d	1	0.45mi
7055 Dartmouth Ave Unit 1 University City, MO	2.0	1.0	1320	$2,100	$1.59	44d	1	0.54mi
7055 Dartmouth Ave Unit 2 University City, MO	2.0	1.0	1320	$2,100	$1.59	44d	1	0.54mi
7125 Dartmouth Ave Saint Louis, MO	2.0	1.0	1242	$1,550	$1.25	44d	1	0.59mi
7120 Dartmouth Ave Unit A University City, MO	2.0	1.0	1200	$1,345	$1.12	3d	1	0.60mi
7104 Tulane Ave Saint Louis, MO	2.0	1.0	1400	$1,745	$1.25	44d	1	0.61mi
7104 Tulane Ave Unit 1 University City, MO	2.0	1.0	1200	$1,900	$1.58	23d	1	0.61mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	23d	1	0.63mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	22d	1	0.70mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	4d	1	0.70mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	0.72mi
6312 Cates Ave Unit 2E University City, MO	2.0	1.0	900	$1,300	$1.44	44d	1	0.77mi
7254 Tulane Ave #1 University City, MO	2.0	1.0	1144	$1,600	$1.40	18d	1	0.81mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	44d	1	0.81mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	4d	1	0.82mi
900 Eastgate Ave Saint Louis, MO	2.0	1.0	900	$1,095	$1.22	44d	1	0.83mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	44d	1	0.84mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$2,095	$2.76	2d	1	0.85mi
6409 Enright Ave University City, MO	3.0	1.5	1320	$2,420	$1.83	2d	2	0.86mi
6261 Clemens Ave Saint Louis, MO	3.0	1.0	1200	$1,700	$1.42	44d	1	0.86mi
603 Westgate Ave University City, MO	2.0	2.5	1290	$1,750	$1.36	44d	1	0.89mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,795	$2.46	2d	9	0.93mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	18d	1	0.96mi
7261 Delmar Blvd University City, MO	3.0	1.0	1416	$1,950	$1.38	2d	1	0.96mi
1131 Hodiamont Ave Unit 1135-2D St. Louis, MO	3.0	1.0	840	$1,225	$1.46	44d	1	0.98mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	44d	1	0.98mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	44d	1	1.00mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	44d	1	1.04mi
6043 Clemens Ave Apt 2E St. Louis, MO	2.0	1.0	1023	$1,075	$1.05	23d	1	1.15mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,610	$2.80	4d	1	1.17mi
5989 Julian Ave Unit 37 St. Louis, MO	2.0	1.0	780	$1,200	$1.54	18d	1	1.18mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	23d	1	1.19mi

Listing history 30 events

1. 2026-06-18
   days on market $129,900 Active 104 DOM
2. 2026-06-17
   days on market $129,900 Active 103 DOM
3. 2026-06-16
   days on market $129,900 Active 102 DOM
4. 2026-06-15
   days on market $129,900 Active 101 DOM
5. 2026-06-13
   days on market $129,900 Active 99 DOM
6. 2026-06-13
   days on market $129,900 Active 98 DOM
7. 2026-06-09
   days on market $129,900 Active 95 DOM
8. 2026-06-08
   days on market $129,900 Active 94 DOM
9. 2026-06-07
   days on market $129,900 Active 93 DOM
10. 2026-06-05
    days on market $129,900 Active 90 DOM
11. 2026-06-03
    days on market $129,900 Active 89 DOM
12. 2026-06-02
    days on market $129,900 Active 88 DOM
13. 2026-06-01
    days on market $129,900 Active 87 DOM
14. 2026-05-31
    days on market $129,900 Active 86 DOM
15. 2026-05-15
    price $139,900 1085-char remark

    Show marketing remark (1085 chars)

    Welcome home to this charming one-story single-family residence in St. Louis featuring inviting curb appeal and a covered front entry. Inside, you'll find neutral colors and abundant natural light that create a warm and welcoming atmosphere throughout. The home offers a comfortable blend of tile, hardwood, and carpet flooring, adding both style and functionality. The spacious living room flows into the formal dining area, creating a great space for gatherings and everyday living. The dining room also features a beautiful built-in buffet—perfect for displaying special occasion china or treasured keepsakes. The updated kitchen is a standout, showcasing gorgeous granite countertops, a stylish tile backsplash, and modern appliances including a gas stove, dishwasher, and refrigerator. With 3 bedrooms and 1 bathroom, this home provides comfortable living space along with a full basement that includes laundry hookups and plenty of room for storage or future possibilities. This home blends classic charm with thoughtful updates—ready for you to move in and enjoy!

16. 2026-03-06
    listed $144,900 Active 1085-char remark

    Show marketing remark (1085 chars)

    Welcome home to this charming one-story single-family residence in St. Louis featuring inviting curb appeal and a covered front entry. Inside, you'll find neutral colors and abundant natural light that create a warm and welcoming atmosphere throughout. The home offers a comfortable blend of tile, hardwood, and carpet flooring, adding both style and functionality. The spacious living room flows into the formal dining area, creating a great space for gatherings and everyday living. The dining room also features a beautiful built-in buffet—perfect for displaying special occasion china or treasured keepsakes. The updated kitchen is a standout, showcasing gorgeous granite countertops, a stylish tile backsplash, and modern appliances including a gas stove, dishwasher, and refrigerator. With 3 bedrooms and 1 bathroom, this home provides comfortable living space along with a full basement that includes laundry hookups and plenty of room for storage or future possibilities. This home blends classic charm with thoughtful updates—ready for you to move in and enjoy!

17. 2020-04-23
    soldstatus $78,000
18. 2020-04-02
    soldstatus Closed 267-char remark

    Show marketing remark (267 chars)

    Bright and spacious three bedroom 1 bath home in University City. New roof and upgraded kitchen renovation with granite with new appliances. Main floor bath upgraded with new shower and fixtures. Large flat yard and 2 car detached garage. Washer & dryer stay!

19. 2020-03-20
    status Pending 267-char remark

    Show marketing remark (267 chars)

    Bright and spacious three bedroom 1 bath home in University City. New roof and upgraded kitchen renovation with granite with new appliances. Main floor bath upgraded with new shower and fixtures. Large flat yard and 2 car detached garage. Washer & dryer stay!

20. 2020-03-11
    listed $99,000 Active 267-char remark

    Show marketing remark (267 chars)

    Bright and spacious three bedroom 1 bath home in University City. New roof and upgraded kitchen renovation with granite with new appliances. Main floor bath upgraded with new shower and fixtures. Large flat yard and 2 car detached garage. Washer & dryer stay!

21. 2019-12-12
    price $79,000
22. 2019-11-01
    price $85,000
23. 2018-12-18
    price $75,000
24. 2018-11-28
    price $79,900
25. 2018-11-07
    price $84,900
26. 2018-10-24
    price $89,900
27. 2018-06-14
    soldstatus $41,000
28. 2003-06-17
    soldstatus $76,900
29. 2001-10-04
    soldstatus $57,000
30. 1992-09-28
    soldstatus

ⓘ 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: $1,527 · $127/mo
• Projected year-2 tax: $1,527 · $127/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 ≥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: $20,513
• − Mortgage interest: −$7,276
• − Property taxes: −$1,527
• − Insurance: −$650
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$3,779
• Taxable income: $3,999
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $4,894/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

Amenities D- Commute D- Cost of living B Crime C+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+145.4% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $144,900 MARIS as Distributed by MLS Grid
• 2020-04-23 Sold (Public Records) $78,000 Public Records
• 2020-04-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-03-20 Pending — MARIS as Distributed by MLS Grid
• 2020-03-11 Listed $99,000 MARIS as Distributed by MLS Grid
• 2019-12-12 Price Changed $79,000 MARIS as Distributed by MLS Grid
• 2019-11-01 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2018-12-18 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2018-11-28 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2018-11-07 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2018-10-24 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2018-06-14 Sold (Public Records) $41,000 Public Records
• 2003-06-17 Sold (Public Records) $76,900 Public Records
• 2001-10-04 Sold (Public Records) $57,000 Public Records
• 1992-09-28 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2022): $1,527 · +1.0% YoY. Source: county tax records.