5530 Partridge Ave · St. Louis, MO 63120

$24,900

1 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 73 Days on market

Built 1900 7,000 sqft lot $23/sqft · 37% below area Est $40k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• 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

Investors take a look! Brick bunglow. AS-IS, WHERE-IS. Some rehab has been started. Seller to make no repairs or provide inspections. No utilities currently on, bring a flashlight. Great investment and rental potential.

Key facts

• 7,000 sq ft lot
• Built 1900
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.
• Cap rate 36.1% 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.
• Market conditions: 20 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 34% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $306 of equity ($172 loan paydown + $134 appreciation (0.5% local appreciation)).
• 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 (0.5% 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 73 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $23,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1900 — 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. 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: 3.95% ✓
• Cap rate: 36.14%
• Cash-on-cash: 106.61%
• DSCR: 5.74
• GRM: 2.1

CMA / ARV

• ARV (median comp): $39,620
• List price: $24,900
• Delta: -37.15%
• 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
5640 Hiller	0.29mi	2/1.0 (+1)	1,050 (-2%)	8mo	$79,900	$76	72
5756 Floy	0.54mi	2/1.0 (+1)	1,080 (+1%)	8mo	$69,000	$64	61
5052 Plover Ave	0.54mi	2/1.0 (+1)	1,041 (-2%)	5mo	$22,500	$22	61
5741 Floy Ave	0.55mi	2/1.0 (+1)	1,100 (+3%)	6mo	$65,000	$59	60
5709 Goodfellow Blvd	0.60mi	2/1.0 (+1)	1,020 (-4%)	4mo	$19,900	$20	57
5712 Floy Ave	0.51mi	2/1.0 (+1)	966 (-10%)	1mo	$62,000	$64	55
6111 Lalite Ave	0.55mi	2/1.0 (+1)	988 (-8%)	7mo	$75,000	$76	51
5916 Alpha Ave	0.52mi	2/1.0 (+1)	936 (-12%)	3mo	$74,900	$80	48
5407 Genevieve Ave	0.49mi	2/1.0 (+1)	920 (-14%)	5mo	$40,000	$43	45
5410 Emerson Ave	0.72mi	2/1.0 (+1)	1,150 (+8%)	5mo	$45,000	$39	45
5713 Goodfellow Blvd	0.60mi	2/1.0 (+1)	960 (-10%)	8mo	$75,000	$78	44
5431 Arlington Ave	0.75mi	2/1.0 (+1)	1,196 (+12%)	9mo	$32,300	$27	33

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

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.65×
• Total profit: $39,367
• Equity at exit: $7,909

10-year hold

• IRR: —
• Equity multiple: 13.78×
• Total profit: $89,110
• Equity at exit: $10,067

Cash invested: $6,972 (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 63120

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $984 high
• Mortgage (P&I): −$131
• Tax from tax record: −$17 /mo · $205/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $619

Break-even live

Break-even rent $200

Max offer price $24,900

Occupancy floor 32%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	43d	1	0.19mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	20d	1	0.49mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	23d	1	0.54mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	43d	1	0.54mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.55mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	21d	1	0.63mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	23d	1	0.70mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.70mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	23d	1	0.71mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	23d	1	0.72mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	23d	1	0.81mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	17d	1	0.85mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	4d	1	0.90mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	23d	1	0.94mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	0.99mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	43d	1	1.00mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	43d	1	1.05mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	43d	1	1.13mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	17d	1	1.16mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	4d	1	1.25mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	1.28mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	23d	1	1.29mi
4908 W Florissant Ave Apt A St. Louis, MO	1.0	1.0	750	$695	$0.93	43d	1	1.31mi
4908 W Florissant Ave Unit B St. Louis, MO	—	1.0	750	$675	$0.90	43d	1	1.31mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	43d	1	1.32mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	43d	1	1.33mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	1.38mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	23d	1	1.40mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	1.41mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	43d	1	1.41mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	23d	1	1.43mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	43d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $24,900 Active 73 DOM
2. 2026-06-17
   pricedays on market $24,900 Active 72 DOM
3. 2026-06-16
   days on market $29,900 Active 71 DOM
4. 2026-06-15
   days on market $29,900 Active 70 DOM
5. 2026-06-13
   days on market $29,900 Active 68 DOM
6. 2026-06-09
   days on market $29,900 Active 64 DOM
7. 2026-06-08
   days on market $29,900 Active 63 DOM
8. 2026-06-08
   days on market $29,900 Active 62 DOM
9. 2026-06-05
   days on market $29,900 Active 59 DOM
10. 2026-06-03
    days on market $29,900 Active 58 DOM
11. 2026-06-02
    days on market $29,900 Active 57 DOM
12. 2026-06-01
    days on market $29,900 Active 56 DOM
13. 2026-05-31
    days on market $29,900 Active 55 DOM
14. 2026-04-06
    listed $29,900 Active 219-char remark

    Show marketing remark (219 chars)

    Investors take a look! Brick bunglow. AS-IS, WHERE-IS. Some rehab has been started. Seller to make no repairs or provide inspections. No utilities currently on, bring a flashlight. Great investment and rental potential.

15. 2025-10-20
    listed $49,900 Active
16. 2025-05-03
    listed $99,900 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: $205 · $17/mo
• Projected year-2 tax: $242 · $20/mo
• Expected delta: +$37/yr (+$3/mo · 18.0%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,809
• − Mortgage interest: −$1,395
• − Property taxes: −$205
• − Insurance: −$124
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$724
• Taxable income: $7,471
• Est. tax owed @ 24.0%: −$1,793
• After-tax cash flow: $5,640/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): 6,790
• Household income: $35,176
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 555.0

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 Black (90%)
• Race & ethnicity: Black 90% Two or more races 7% White 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 0.54%
• Current HPI: 141.8177
• Rent YoY: —
• 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

-70.1% since first listed

3 events — show timeline

• 2026-04-06 Listed $29,900 MARIS as Distributed by MLS Grid
• 2025-10-20 Listed $49,900 MARIS as Distributed by MLS Grid
• 2025-05-03 Listed $99,900 MARIS as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2024): $205 · +4.4% YoY. Source: county tax records.