7710 Carleton Ave · University City, MO 63130

$125,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 4 Days on market

Built 1947 6,050 sqft lot Est $199k · 37% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.8/10.0
• 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

Charming all-brick 2-bedroom, 1-bath home located on a quiet street in desirable University City. This well-maintained property features new hardwood floors, a spacious living room with a functional fireplace, separate dining room, and a screened-in porch perfect for relaxing or entertaining. The finished lower level includes an egress window, offering additional living space and potential for a future bedroom or home office. This property invites you to envision a life of comfort and convenience. Conveniently located near parks, shopping, restaurants, and major highways. To truly appreciate the potential of this exceptional property, we invite your inquiry and a personal viewing. Property

Key facts

• 6,050 sq ft lot
• Built 1947
• Listed 4 days

Property features AI

Finance

• Other: Living area reported as 1,080 (public records); Lot size approximately 0.1389 acre
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Phone available; Electricity connected
• Home design: Single family residence; One story
• Construction: Brick construction
• Exterior features: Covered, enclosed, screened front porch; Back yard

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished basement with egress window and storage space; Partially finished full basement; Fireplace in the living room; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.6% vs local median 4.4% 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.
• Zoned schools: Jackson Park Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 268 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $864 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $125,000

Questions for the listing agent

1. Built in 1947 — 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. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $198,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7724 Trenton Ave	0.37mi	2/2.0	1,075 (-0%)	0mo	$109,900	$102	78
1109 North And South Rd	0.39mi	2/1.0	1,100 (+2%)	2mo	$184,900	$168	77
7831 Drexel Dr	0.53mi	2/2.0	1,080 (0%)	1mo	$249,900	$231	70
7504 Trenton	0.47mi	2/1.0	1,032 (-4%)	2mo	$85,000	$82	69
7844 Drexel Dr	0.56mi	2/2.0	1,080 (0%)	1mo	$159,000	$147	69
7530 Trenton Ave	0.43mi	3/1.0 (+1)	1,124 (+4%)	1mo	$125,000	$111	67
1243 Fairview Ave	0.24mi	3/2.0 (+1)	1,008 (-7%)	2mo	$185,000	$184	67
1135 Wilshire Ave	0.33mi	2/1.0	962 (-11%)	1mo	$190,000	$198	66
1008 Groby Rd	0.60mi	3/2.0 (+1)	1,080 (0%)	0mo	$275,000	$255	63
7449 Wayne Ave	0.41mi	3/2.0 (+1)	1,212 (+12%)	2mo	$272,500	$225	50
7331 Wayne Ave	0.66mi	2/1.0	950 (-12%)	1mo	$159,900	$168	48
1140 E Parkedge Ln	0.70mi	2/1.5	1,230 (+14%)	1mo	$269,900	$219	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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,765
• Equity at exit: $18,638

10-year hold

• IRR: 12.2%
• Equity multiple: 1.99×
• Total profit: $34,634
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$656
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $347

Break-even live

Break-even rent $1,032

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $418	-5% $383	+0% $347	+5% $312	+10% $277
Rent	-10% $231	-5% $289	+0% $347	+5% $405	+10% $464
Rate	-1.0pp $410	-0.5pp $379	base $347	+0.5pp $315	+1.0pp $282

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	16d	1	0.09mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	45d	1	0.29mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	25d	1	0.39mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	45d	1	0.41mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,297	$1.20	0d	1	0.42mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	45d	1	0.49mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	17d	1	0.52mi
7812 Drexel Dr Saint Louis, MO	2.0	1.0	1100	$1,450	$1.32	0d	1	0.52mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	25d	1	0.55mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	13d	1	0.56mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	5d	1	0.56mi
8449 Atherton Dr St. Louis, MO	1.0–2.0	1.0	900	$1,245	$1.38	4d	2	0.60mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	45d	1	0.63mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	25d	1	0.72mi
8246 Montreal Dr Saint Louis, MO	2.0	1.0	850	$1,450	$1.71	45d	1	0.84mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,395	$1.42	0d	1	0.86mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	25d	1	0.86mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	19d	1	1.08mi
7254 Tulane Ave #1 University City, MO	2.0	1.0	1144	$1,600	$1.40	19d	1	1.14mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	25d	1	1.15mi
910 N McKnight Rd St. Louis, MO	2.0	2.0	1400	$2,500	$1.79	0d	1	1.19mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	1.22mi
8241 Delmar Blvd Apt 2E St. Louis, MO	2.0	1.0	1100	$1,175	$1.07	16d	1	1.23mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	23d	1	1.26mi
7125 Dartmouth Ave Saint Louis, MO	2.0	1.0	1242	$1,550	$1.25	45d	1	1.27mi
7120 Dartmouth Ave Unit A University City, MO	2.0	1.0	1200	$1,345	$1.12	4d	1	1.29mi
8669 Old Towne Dr St. Louis, MO	1.0–2.0	1.0–2.0	1185	$1,874	$1.58	0d	9	1.31mi
7055 Dartmouth Ave Unit 1 University City, MO	2.0	1.0	1320	$2,100	$1.59	45d	1	1.33mi
7055 Dartmouth Ave Unit 2 University City, MO	2.0	1.0	1320	$2,100	$1.59	45d	1	1.33mi
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,966	$4.26	0d	1	1.34mi
7104 Tulane Ave Saint Louis, MO	2.0	1.0	1400	$1,745	$1.25	45d	1	1.35mi
7104 Tulane Ave Unit 1 University City, MO	2.0	1.0	1200	$1,900	$1.58	25d	1	1.35mi
7261 Delmar Blvd University City, MO	3.0	1.0	1416	$1,950	$1.38	3d	1	1.38mi
6827 Melrose Ave Saint Louis, MO	2.0	1.0	1200	$1,300	$1.08	9d	1	1.43mi
8400 Delmar Blvd St. Louis, MO	3.0	1.0–2.0	1006	$2,967	$2.95	0d	8	1.43mi
8342 Delcrest Dr Saint Louis, MO	1.0–3.0	1.0–2.0	1089	$2,326	$2.13	0d	16	1.45mi
8650 Kingsbridge Dr St. Louis, MO	2.0–3.0	1.0	887	$1,150	$1.30	0d	9	1.45mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $125,000 Pending 4 DOM
2. 2026-06-09
   days on market $125,000 Active 2 DOM
3. 2026-06-08
   status $125,000 Active 1 DOM
4. 2026-06-08
   remarks 699-char remark
5. 2026-06-08
   listed $125,000 Coming Soon 1 DOM

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,293 · $108/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: $17,660
• − Mortgage interest: −$7,002
• − Property taxes: −$1,293
• − Insurance: −$625
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$3,636
• Taxable income: $2,278
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $3,621/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

3 events — show timeline

• 2026-06-08 Coming Soon $125,000 MARIS as Distributed by MLS Grid
• 2006-08-29 Sold (Public Records) — Public Records
• 1989-06-01 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2022): $1,293 · +1.0% YoY. Source: county tax records.