5414 S Kingshighway Blvd · St. Louis, MO 63109

$64,900

2 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 38 Days on market

Built 1924 5,279 sqft lot $56/sqft · 70% below area

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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 +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Access Restricted - Not Safe for Entry. Single Family Residence property is zoned Neighborhood Commercial-F. 2 bedroom and 2 bath on main floor, plus finished attached has 2 additional rooms plus storage. Familr Room, Dining Room, Kitchen and Full basement. Covered front porch, Rear deck, Garage parking from alley. This property is eligible under the Freddie Mac First Look Initiative through 06/23/2026. Seller will not complete any repairs to the subject property, either lender or buyer requested. The property is sold in AS IS condition. Pre-Approval letter or Proof of Funds required. Sale addendum and earnest money as certified funds will be required for final acceptance. Seller is open to

Key facts

• 5,279 sq ft lot
• Garage
• Built 1924

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One and one-half stories; Residential property
• Construction: Brick construction
• Exterior features: Lot features: Other; Lot dimensions 40 x 132

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Other heating; Other cooling
• Interior features: Full basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: Buder Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 403 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 (+4.0%/yr); 152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 + 4.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 4.2% of price; built in 1924 — 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 $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.85% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.32%
• DSCR: 2.04
• GRM: 4.5

CMA / ARV

• ARV (median comp): $215,079
• List price: $64,900
• Delta: -69.83%
• 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
4817 Goethe Ave Ave	0.22mi	2/1.5	1,100 (-4%)	1mo	$175,000	$159	80
5221 Delor St	0.25mi	2/1.0	1,204 (+5%)	1mo	$270,000	$224	76
5139 Goethe Ave	0.25mi	3/2.0 (+1)	1,200 (+4%)	1mo	$245,900	$205	75
4410 Wallace St	0.51mi	2/1.0	1,192 (+4%)	1mo	$215,000	$180	65
4448 Itaska St	0.50mi	3/2.0 (+1)	1,200 (+4%)	1mo	$195,000	$163	64
5633 Walsh St	0.65mi	2/1.0	1,104 (-4%)	1mo	$265,000	$240	58
6414 Center Ct	0.43mi	2/1.0	1,011 (-12%)	1mo	$175,000	$173	55
5920 Morganford Rd	0.67mi	2/1.5	1,058 (-8%)	1mo	$194,900	$184	53
5623 Milentz Ave	0.63mi	2/1.0	1,242 (+8%)	1mo	$224,900	$181	52
5344 Lansdowne Ave	0.61mi	2/2.0	1,288 (+12%)	1mo	$319,900	$248	51
4744 Bonita Ave	0.55mi	3/1.5 (+1)	1,269 (+10%)	0mo	$260,000	$205	50
5616 Milentz Ave	0.63mi	2/1.0	987 (-14%)	1mo	$219,900	$223	42

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.73×
• Total profit: $13,281
• Equity at exit: $9,677

10-year hold

• IRR: 27.1%
• Equity multiple: 3.53×
• Total profit: $45,978
• Equity at exit: $5,611

Cash invested: $18,172 (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 63109

• Rents YoY: 4.0%
• Active inventory: 152
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$340
• Tax from tax record: −$228 /mo · $2,742/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $353

Break-even live

Break-even rent $754

Max offer price $64,900

Occupancy floor 66%

Sensitivity live

Price	-10% $390	-5% $372	+0% $353	+5% $335	+10% $316
Rent	-10% $258	-5% $306	+0% $353	+5% $401	+10% $448
Rate	-1.0pp $386	-0.5pp $370	base $353	+0.5pp $336	+1.0pp $319

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4766 Dahlia Ave Saint Louis, MO	2.0	1.0	1184	$1,695	$1.43	4d	1	0.05mi
4710 Eichelberger St Unit First St. Louis, MO	2.0	1.0	888	$900	$1.01	44d	1	0.15mi
5616 S Kingshighway Blvd Saint Louis, MO	3.0	2.0	1400	$1,830	$1.31	2d	1	0.16mi
4968 Eichelberger St Saint Louis, MO	1.0	1.0	900	$995	$1.11	44d	1	0.16mi
4668 Rosa Ave St. Louis, MO	1.0	1.0	1000	$725	$0.72	21d	1	0.17mi
4668 Rosa Ave St. Louis, MO	1.0	1.0	1000	$725	$0.72	44d	1	0.17mi
4666-4668 Rosa Ave Unit 4 St. Louis, MO	1.0	1.0	1000	$725	$0.72	24d	1	0.17mi
5127 Goethe Ave Unit 1st St. Louis, MO	2.0	1.0	1325	$1,450	$1.09	44d	1	0.22mi
5127 Goethe Ave Saint Louis, MO	2.0	1.0	1250	$1,395	$1.12	24d	1	0.22mi
5415 Dresden Ave Saint Louis, MO	2.0	1.5	935	$1,200	$1.28	24d	1	0.24mi
5006 Christy Blvd Unit 1st Fl St. Louis, MO	3.0	1.0	1100	$1,450	$1.32	44d	1	0.28mi
5111 Cologne Ave Saint Louis, MO	2.0	1.0	800	$1,050	$1.31	44d	1	0.29mi
4645 Wilcox Ave Unit 1st Floor St. Louis, MO	2.0	1.0	1150	$1,375	$1.20	22d	1	0.30mi
5723 Gravois Ave St. Louis, MO	1.0	1.0	1080	$850	$0.79	13d	1	0.31mi
5836 Goener Ave Unit 2F St. Louis, MO	3.0	1.0	1250	$1,500	$1.20	44d	1	0.38mi
6010-6020 S Kingshighway Blvd St. Louis, MO	2.0	1.0	900	$1,025	$1.14	44d	1	0.39mi
6010 S Kingshighway Blvd Saint Louis, MO	2.0	1.0	900	$995	$1.11	24d	2	0.39mi
4956 Holly Hills Ave Unit 2f St. Louis, MO	1.0	1.0	1000	$1,150	$1.15	8d	1	0.40mi
5424 Rhodes Ave St. Louis, MO	1.0	1.0	884	$1,025	$1.16	13d	1	0.44mi
4917 Murdoch Ave Saint Louis, MO	1.0	1.0	972	$975	$1.00	44d	1	0.45mi
6441 Gravois Ave Saint Louis, MO	1.0	1.0	700	$825	$1.18	4d	1	0.49mi
4413 Delor St Unit 2F St. Louis, MO	2.0	1.0	1010	$1,125	$1.11	24d	1	0.50mi
5512 Milentz Ave Unit 1F St. Louis, MO	2.0	1.0	1138	$1,225	$1.08	3d	1	0.51mi
4500 S Kings Highway Blvd Unit 11 1011 St. Louis, MO	1.0	1.0	825	$1,350	$1.64	18d	1	0.55mi
4500 S Kingshighway Blvd Unit 13 St. Louis, MO	1.0	1.0	850	$1,395	$1.64	18d	1	0.55mi
6445 S Kingshighway Blvd Saint Louis, MO	2.0	1.0	972	$1,600	$1.65	44d	1	0.57mi
5533 Holly Hills Ave Unit 1 St. Louis, MO	1.0	1.0	975	$1,350	$1.38	24d	1	0.60mi
4950 Sutherland Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$1,295	$1.23	11d	1	0.61mi
5448 Lisette Ave Saint Louis, MO	2.0	2.0	1059	$2,100	$1.98	2d	1	0.62mi
4733 Morgan Ford Rd Unit 3 St. Louis, MO	1.0	1.0	800	$799	$1.00	24d	1	0.66mi
4729 Morgan Ford Rd Unit 7 St. Louis, MO	1.0	1.0	800	$799	$1.00	13d	1	0.67mi
4428 Ellenwood Ave Saint Louis, MO	2.0	1.0	900	$1,225	$1.36	44d	1	0.68mi
4177 Schiller Pl Saint Louis, MO	2.0	1.0	1200	$1,150	$0.96	24d	1	0.69mi
6406 Woodbine Ct Saint Louis, MO	2.0	2.0	1085	$1,800	$1.66	17d	1	0.69mi
5300 Bancroft Ave Unit A St. Louis, MO	2.0	1.0	1404	$1,295	$0.92	24d	1	0.71mi
5046 Winona Ave Unit B St. Louis, MO	3.0	1.0	1057	$1,650	$1.56	20d	1	0.73mi
4933 Loughborough Ave Saint Louis, MO	2.0	1.0	945	$1,550	$1.64	3d	1	0.74mi
4909 Winona Ave Unit 2w St. Louis, MO	1.0	1.0	700	$800	$1.14	44d	1	0.75mi
4945 Winona Ave Unit 4945A St. Louis, MO	2.0	1.0	1150	$1,200	$1.04	24d	1	0.76mi
4215 Gannett St Unit 1F St. Louis, MO	2.0	1.0	1148	$1,025	$0.89	11d	1	0.79mi

Listing history 19 events

1. 2026-06-21
   days on market $64,900 Active 38 DOM
2. 2026-06-18
   days on market $64,900 Active 35 DOM
3. 2026-06-17
   days on market $64,900 Active 34 DOM
4. 2026-06-16
   days on market $64,900 Active 33 DOM
5. 2026-06-15
   days on market $64,900 Active 32 DOM
6. 2026-06-13
   days on market $64,900 Active 30 DOM
7. 2026-06-09
   days on market $64,900 Active 26 DOM
8. 2026-06-08
   days on market $64,900 Active 25 DOM
9. 2026-06-07
   days on market $64,900 Active 24 DOM
10. 2026-06-05
    days on market $64,900 Active 21 DOM
11. 2026-06-03
    days on market $64,900 Active 20 DOM
12. 2026-06-02
    days on market $64,900 Active 19 DOM
13. 2026-06-01
    days on market $64,900 Active 18 DOM
14. 2026-05-31
    days on market $64,900 Active 17 DOM
15. 2026-05-14
    listed $64,900 Active 785-char remark
16. 2025-12-11
    historical Active Under Contract
17. 2025-12-11
    listed $24,900 Active
18. 1998-11-05
    soldstatus
19. 1998-11-05
    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: $2,742 · $228/mo
• Projected year-2 tax: $2,742 · $228/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 6/10 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,416
• − Mortgage interest: −$3,635
• − Property taxes: −$2,742
• − Insurance: −$324
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$1,888
• Taxable income: $3,519
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $3,393/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): 25,236
• Household income: $69,938
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 922.0

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 White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 3% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -215.58%
• Current HPI: 250.5412
• Rent YoY: ▲ 3.98%
• 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

+160.6% since first listed

5 events — show timeline

• 2026-05-14 Listed $64,900 MARIS as Distributed by MLS Grid
• 2025-12-11 Contingent — MARIS as Distributed by MLS Grid
• 2025-12-11 Listed $24,900 MARIS as Distributed by MLS Grid
• 1998-11-05 Sold (Public Records) — Public Records
• 1998-11-05 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2024): $2,742 · +5.1% YoY. Source: county tax records.