3827 Cook Ave Ave · St. Louis, MO 63113

$25,000

2 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 88 Days on market

Built 1937 6,398 sqft lot $18/sqft · 84% below area ↓ 44% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.9/10.0
• 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

Incredible investor or rehab opportunity near major St. Louis Investment!! Located minutes from St. Louis University, The Foundry St. Louis, the VA Hospital and the new NGA WEST Headquarters, this property sits in one of the city's fastest growing corridors. This home requires a full renovation to be livable but offers outstanding potential and strong future appreciation. Surrounding revitalization and major institutional investment continue to drive values upward, making this an ideal project for investors, builders or experienced rehabbers. After repair values (APV) in the area show impressive upside once updated. Sold "AS iS" with seller to make no repairs or inspections. Bring your plans and visions -- this is a prime opportunity to create value in the heart of St. Louis.

Key facts

• 6,398 sq ft lot
• Built 1937
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 66.7% 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 D — 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: 58 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 (-2.1%/yr); year-one equity from $173 of loan paydown is wiped out by about $536 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 (-2.1% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($24k) 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: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.25% ✓
• Cap rate: 66.74%
• Cash-on-cash: 215.89%
• DSCR: 10.61
• GRM: 1.1

CMA / ARV

• ARV (median comp): $158,611
• List price: $25,000
• Delta: -84.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3905 Cottage Ave	0.60mi	3/2.0 (+1)	1,339 (-5%)	4mo	$159,000	$119	52
3721 Maffitt Ave	0.75mi	3/1.5 (+1)	1,418 (+1%)	21mo	$20,000	$14	40
4208 Delmar Blvd	0.67mi	3/3.5 (+1)	1,470 (+4%)	18mo	$289,900	$197	32
3721 Lincoln Ave	0.69mi	3/2.0 (+1)	1,280 (-9%)	15mo	$160,000	$125	31

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

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.01×
• Total profit: $77,090
• Equity at exit: $4,691

10-year hold

• IRR: —
• Equity multiple: 25.47×
• Total profit: $171,323
• Equity at exit: $3,854

Cash invested: $7,000 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$131
• Tax from tax record: −$31 /mo · $378/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $1,259

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 26%

Sensitivity live

Price	-10% $1,273	-5% $1,266	+0% $1,259	+5% $1,252	+10% $1,245
Rent	-10% $1,116	-5% $1,188	+0% $1,259	+5% $1,331	+10% $1,403
Rate	-1.0pp $1,272	-0.5pp $1,266	base $1,259	+0.5pp $1,253	+1.0pp $1,246

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1708 Annie Malone Dr Saint Louis, MO	3.0	1.5	924	$1,500	$1.62	44d	1	0.59mi
4140 Washington Blvd Saint Louis, MO	1.0–2.0	1.0–2.5	907	$2,035	$2.24	2d	1	0.62mi
3717-3721 Westminster Pl St. Louis, MO	3.0	1.0–3.0	1343	$2,098	$1.56	17d	4	0.62mi
3681 Lindell Blvd Saint Louis, MO	3.0	1.0–2.5	1292	$2,818	$2.18	2d	62	0.68mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$1,966	$1.83	17d	81	0.68mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$1,963	$1.83	2d	128	0.68mi
4127 Westminster Pl St. Louis, MO	2.0	2.5	1216	$2,095	$1.72	8d	1	0.70mi
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$800	$0.85	5d	1	0.71mi
404 N Sarah St Saint Louis, MO	3.0	2.5	1772	$2,600	$1.47	44d	1	0.73mi
3906 Lindell Blvd St. Louis, MO	2.0–3.0	1.0	1072	$1,375	$1.28	44d	10	0.75mi
3906 Lindell Blvd St. Louis, MO	2.0–3.0	1.0	1072	$1,325	$1.24	3d	16	0.75mi
4065 W Pine Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1075	$1,900	$1.77	44d	8	0.90mi
3307 Olive St St. Louis, MO	1.0–2.0	1.0	912	$1,220	$1.34	44d	1	0.90mi
1 S Spring Ave St. Louis, MO	1.0	1.0	1000	$1,050	$1.05	44d	1	0.90mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	5d	1	0.91mi
4400 Delmar Blvd St. Louis, MO	3.0	1.0	1450	$1,600	$1.10	44d	1	0.92mi
3965 Laclede Ave Saint Louis, MO	1.0–2.0	1.0–2.0	872	$1,685	$1.93	3d	4	0.94mi
13 S Vandeventer Ave St. Louis, MO	2.0	2.0	972	$1,400	$1.44	4d	1	0.96mi
4256 Maryland Ave Saint Louis, MO	3.0	2.0	1400	$1,800	$1.29	11d	1	0.97mi
4256 Maryland Ave Saint Louis, MO	3.0	2.0	1400	$1,900	$1.36	44d	1	0.97mi
322 N Boyle Ave Unit 3N St. Louis, MO	2.0	2.0	1115	$1,550	$1.39	44d	1	0.98mi
4322 Maryland Ave St. Louis, MO	2.0	1.5	1200	$1,799	$1.50	24d	1	0.99mi
3041 Locust St St. Louis, MO	2.0	2.0	1243	$2,072	$1.67	44d	1	0.99mi
4362 McPherson Ave Saint Louis, MO	1.0	1.0	900	$1,095	$1.22	44d	1	1.00mi
4242 Lindell Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	820	$1,625	$1.98	17d	4	1.01mi
4225 W Pine Blvd #2 Saint Louis, MO	2.0	2.0	1545	$2,300	$1.49	44d	1	1.02mi
4355 Maryland Ave Saint Louis, MO	2.0	1.0	701	$1,700	$2.43	3d	8	1.03mi
4466 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1222	$2,495	$2.04	2d	7	1.09mi
374 S Grand Blvd Saint Louis, MO	4.0	1.0–2.0	875	$1,038	$1.19	3d	124	1.10mi
4446 McPherson Ave Saint Louis, MO	2.0	1.5	1440	$2,100	$1.46	24d	1	1.14mi
4500 Olive St Unit D St. Louis, MO	2.0	2.0	1200	$1,725	$1.44	44d	1	1.15mi
4359 W Pine Blvd Saint Louis, MO	2.0	1.0	1100	$1,995	$1.81	18d	1	1.16mi
4100 Forest Park Ave Saint Louis, MO	2.0	2.0	1169	$2,250	$1.92	24d	1	1.17mi
4366 W Pine Blvd Unit B St. Louis, MO	2.0	1.5	1134	$1,850	$1.63	24d	1	1.21mi
4400 Lindell Blvd Saint Louis, MO	2.0	1.0–2.0	950	$2,540	$2.67	2d	15	1.21mi
4466 Greenwich Ct St. Louis, MO	2.0	1.0–2.0	750	$1,422	$1.90	3d	6	1.22mi
377 N Taylor Ave St. Louis, MO	2.0	2.0	1209	$1,595	$1.32	15d	1	1.23mi
763 Walton Ave Unit 763 St. Louis, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.31mi
4410 Laclede Ave Unit 4412-2F Laclede St. Louis, MO	2.0	1.0	1350	$1,695	$1.26	21d	1	1.34mi
4466 W Pine Blvd Unit 7C Saint Louis, MO	2.0	2.0	1440	$1,850	$1.28	44d	1	1.35mi

Listing history 16 events

1. 2026-06-18
   days on market $25,000 Active 88 DOM
2. 2026-06-17
   days on market $25,000 Active 87 DOM
3. 2026-06-16
   days on market $25,000 Active 86 DOM
4. 2026-06-15
   days on market $25,000 Active 85 DOM
5. 2026-06-13
   days on market $25,000 Active 83 DOM
6. 2026-06-09
   days on market $25,000 Active 79 DOM
7. 2026-06-08
   days on market $25,000 Active 78 DOM
8. 2026-06-08
   days on market $25,000 Active 77 DOM
9. 2026-06-05
   days on market $25,000 Active 74 DOM
10. 2026-06-03
    days on market $25,000 Active 73 DOM
11. 2026-06-02
    days on market $25,000 Active 72 DOM
12. 2026-06-01
    days on market $25,000 Active 71 DOM
13. 2026-05-31
    days on market $25,000 Active 70 DOM
14. 2026-03-22
    listed $25,000 Active 802-char remark

    Show marketing remark (802 chars)

    Incredible investor or rehab opportunity near major St. Louis Investment!! Located minutes from St. Louis University, The Foundry St. Louis, the VA Hospital and the new NGA WEST Headquarters, this property sits in one of the city's fastest growing corridors. This home requires a full renovation to be livable but offers outstanding potential and strong future appreciation. Surrounding revitalization and major institutional investment continue to drive values upward, making this an ideal project for investors, builders or experienced rehabbers. After repair values (APV) in the area show impressive upside once updated. Sold "AS iS" with seller to make no repairs or inspections. Bring your plans and visions -- this is a prime opportunity to create value in the heart of St. Louis.

15. 2026-01-16
    price $35,000
16. 2025-11-17
    listed $45,000 Active

ⓘ 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: $378 · $31/mo
• Projected year-2 tax: $378 · $31/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 ≥108°F today · 20 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: $21,757
• − Mortgage interest: −$1,400
• − Property taxes: −$378
• − Insurance: −$125
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$727
• Taxable income: $15,645
• Est. tax owed @ 24.0%: −$3,755
• After-tax cash flow: $11,357/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): 11,610

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 (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• 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

-44.4% since first listed

3 events — show timeline

• 2026-03-22 Listed $25,000 MARIS as Distributed by MLS Grid
• 2026-01-16 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2025-11-17 Listed $45,000 MARIS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2024): $378 · +4.8% YoY. Source: county tax records.