8220 Page Ave · Vinita Park, MO 63130

$99,999

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 31 Days on market

Built 1937 5,597 sqft lot $93/sqft · at area comps Est $143k · 30% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +3.4/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked among lush, mature landscaping, this unique property truly offers the best of both worlds. Whether you're searching for a comfortable place to call home or the perfect spot to run your business, this versatile residence delivers. Featuring 2 bedrooms, 1 full bath, and generous living spaces ideal for relaxing or entertaining, the home is move-in ready with room to make it your own. Positioned with valuable commercial zoning, the possibilities are wide open—live, work, or seamlessly combine both. Enjoy the added advantage of being located in Vinita Park while benefiting from the U-City schools zoning. Thoughtful updates provide peace of mind, including a newer HVAC system, water heater, updated electrical panel, and a dry basement offering additional storage or functional space. Whether you’re ready to unpack and settle in, personalize the home to your taste, or launch your next venture, this property adapts to your vision. Endless opportunities await—your home, your business, your way.

Key facts

• 5,597 sq ft lot
• Built 1937
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#806 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.42% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $142,732
• List price: $99,999
• Delta: -29.94%
• 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
7724 Trenton Ave	0.23mi	2/2.0	1,075 (-0%)	0mo	$109,900	$102	84
7449 Trenton Ave	0.26mi	2/1.0	1,092 (+1%)	4mo	$140,000	$128	83
7504 Trenton	0.26mi	2/1.0	1,032 (-4%)	2mo	$85,000	$82	79
7530 Trenton Ave	0.23mi	3/1.0 (+1)	1,124 (+4%)	0mo	$125,000	$111	77
8305 Garfield Ave	0.40mi	2/1.0	1,014 (-6%)	2mo	$104,900	$103	70
8008 Monroe Ave	0.37mi	3/1.0 (+1)	1,138 (+5%)	3mo	$69,900	$61	67
7952 Monroe Dr	0.41mi	2/1.0	960 (-11%)	3mo	$73,900	$77	59
2005 N Hanley Rd	0.53mi	2/1.0	962 (-11%)	1mo	$124,900	$130	56
7449 Wayne Ave	0.36mi	3/2.0 (+1)	1,212 (+12%)	2mo	$272,500	$225	52
7331 Wayne Ave	0.58mi	2/1.0	950 (-12%)	1mo	$159,900	$168	52
8021 Titus Rd	0.61mi	3/1.0 (+1)	1,204 (+12%)	0mo	$90,000	$75	47
1243 Fairview Ave	0.71mi	3/2.0 (+1)	1,008 (-7%)	2mo	$185,000	$184	46

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: 9.9%
• Equity multiple: 1.39×
• Total profit: $10,962
• Equity at exit: $14,910

10-year hold

• IRR: 19.5%
• Equity multiple: 2.68×
• Total profit: $47,138
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$524
• Tax from tax record: −$145 /mo · $1,746/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $412

Break-even live

Break-even rent $901

Max offer price $99,999

Occupancy floor 66%

Sensitivity live

Price	-10% $469	-5% $441	+0% $412	+5% $384	+10% $356
Rent	-10% $300	-5% $356	+0% $412	+5% $468	+10% $525
Rate	-1.0pp $463	-0.5pp $438	base $412	+0.5pp $386	+1.0pp $360

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8449 Atherton Dr St. Louis, MO	1.0–2.0	1.0	900	$1,245	$1.38	4d	2	0.27mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	5d	1	0.44mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	25d	1	0.52mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	45d	1	0.56mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	45d	1	0.62mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	16d	1	0.65mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	17d	1	0.78mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	45d	1	0.79mi
8246 Montreal Dr Saint Louis, MO	2.0	1.0	850	$1,450	$1.71	45d	1	0.83mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	25d	1	0.87mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	45d	1	0.97mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	5d	1	0.98mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	25d	1	1.10mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	25d	1	1.11mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	13d	1	1.12mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	25d	1	1.37mi
2452 Ashland Ave Saint Louis, MO	2.0	1.0	1028	$1,350	$1.31	45d	1	1.43mi

Listing history 6 events

1. 2026-05-11
   status Pending 1028-char remark

   Show marketing remark (1028 chars)

   Tucked among lush, mature landscaping, this unique property truly offers the best of both worlds. Whether you're searching for a comfortable place to call home or the perfect spot to run your business, this versatile residence delivers. Featuring 2 bedrooms, 1 full bath, and generous living spaces ideal for relaxing or entertaining, the home is move-in ready with room to make it your own. Positioned with valuable commercial zoning, the possibilities are wide open—live, work, or seamlessly combine both. Enjoy the added advantage of being located in Vinita Park while benefiting from the U-City schools zoning. Thoughtful updates provide peace of mind, including a newer HVAC system, water heater, updated electrical panel, and a dry basement offering additional storage or functional space. Whether you’re ready to unpack and settle in, personalize the home to your taste, or launch your next venture, this property adapts to your vision. Endless opportunities await—your home, your business, your way.

2. 2026-04-28
   price $99,999 1028-char remark

   Show marketing remark (1028 chars)

   Tucked among lush, mature landscaping, this unique property truly offers the best of both worlds. Whether you're searching for a comfortable place to call home or the perfect spot to run your business, this versatile residence delivers. Featuring 2 bedrooms, 1 full bath, and generous living spaces ideal for relaxing or entertaining, the home is move-in ready with room to make it your own. Positioned with valuable commercial zoning, the possibilities are wide open—live, work, or seamlessly combine both. Enjoy the added advantage of being located in Vinita Park while benefiting from the U-City schools zoning. Thoughtful updates provide peace of mind, including a newer HVAC system, water heater, updated electrical panel, and a dry basement offering additional storage or functional space. Whether you’re ready to unpack and settle in, personalize the home to your taste, or launch your next venture, this property adapts to your vision. Endless opportunities await—your home, your business, your way.

3. 2026-04-10
   listed $114,900 Active 1028-char remark

   Show marketing remark (1028 chars)

   Tucked among lush, mature landscaping, this unique property truly offers the best of both worlds. Whether you're searching for a comfortable place to call home or the perfect spot to run your business, this versatile residence delivers. Featuring 2 bedrooms, 1 full bath, and generous living spaces ideal for relaxing or entertaining, the home is move-in ready with room to make it your own. Positioned with valuable commercial zoning, the possibilities are wide open—live, work, or seamlessly combine both. Enjoy the added advantage of being located in Vinita Park while benefiting from the U-City schools zoning. Thoughtful updates provide peace of mind, including a newer HVAC system, water heater, updated electrical panel, and a dry basement offering additional storage or functional space. Whether you’re ready to unpack and settle in, personalize the home to your taste, or launch your next venture, this property adapts to your vision. Endless opportunities await—your home, your business, your way.

4. 2018-03-20
   soldstatus Closed 258-char remark

   Show marketing remark (258 chars)

   This property is Agent-Owned. Cute Vinita Park 2 Bedroom, 1 Bathroom home in the University City School District with potential for Commercial use. The basement was previously used by a Photograph Studio business and has its own separate entrance. AS-IS.

5. 2018-03-10
   status Pending 258-char remark

   Show marketing remark (258 chars)

   This property is Agent-Owned. Cute Vinita Park 2 Bedroom, 1 Bathroom home in the University City School District with potential for Commercial use. The basement was previously used by a Photograph Studio business and has its own separate entrance. AS-IS.

6. 2018-02-24
   listed $35,000 Active 258-char remark

   Show marketing remark (258 chars)

   This property is Agent-Owned. Cute Vinita Park 2 Bedroom, 1 Bathroom home in the University City School District with potential for Commercial use. The basement was previously used by a Photograph Studio business and has its own separate entrance. AS-IS.

ⓘ 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: $1,746 · $145/mo
• Projected year-2 tax: $1,746 · $145/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: $17,070
• − Mortgage interest: −$5,601
• − Property taxes: −$1,746
• − Insurance: −$500
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$2,909
• Taxable income: $3,582
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $4,087/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 — Vinita Park

• Score: 54/100
• State rank: #806
• US rank: #24195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinita Park, MO
• County: Saint Louis County · 888,823 people
• 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

+185.7% since first listed

6 events — show timeline

• 2026-05-11 Pending — MARIS as Distributed by MLS Grid
• 2026-04-28 Price Changed $99,999 MARIS as Distributed by MLS Grid
• 2026-04-10 Listed $114,900 MARIS as Distributed by MLS Grid
• 2018-03-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-03-10 Pending — MARIS as Distributed by MLS Grid
• 2018-02-24 Listed $35,000 MARIS as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2022): $1,746 · +2.1% YoY. Source: county tax records.