210 N 17th St #805 · St. Louis, MO 63103

$63,895

1 bd · 1.0 ba · 648 sqft · Condo public records · 128 Days on market

Built 1959 $488/mo HOA · 42% of rent ↓ 2% since listing

---

Why this score? — see what drove the C- 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 +13.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Rent growth +4.8/5.0
• DSCR +3.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Investment Opportunity in Secure Downtown Apartment with 8th Floor View! This 1bd, 1bth apartment is 600+sqft with eat-in kitchen, gas range and granite countertops. The carpet and paint have been updated. There's a security door entrance with 24 hour front desk attendant, an exercise room, on-site laundry, a common area/rec room and gated designated parking. This unit is currently tenant occupied at $1050/month.

Key facts

• 8th floor view
• Eat-in kitchen
• Granite countertops

Tags

• 8TH FLOOR VIEW
• EAT-IN KITCHEN
• GAS RANGE
• GRANITE COUNTERTOPS
• SECURITY DOOR ENTRANCE
• 24 HOUR FRONT DESK ATTENDANT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $64k.

Deal economics

• At list price, monthly cash flow is $-3 ($-35/yr) — negative.
• To cash-flow at today's rent, offer at most $63k (0.7% below list).
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 5.0% in St. Louis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade C — 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: Rents rising fast (+9.2%/yr); 70 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $867 of equity ($442 loan paydown + $425 appreciation (0.7% 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 (0.7% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 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: HOA is 42% of rent; built in 1959 — 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 $56,227 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.84% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.66% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.36×
• Total profit: $6,483
• Equity at exit: $20,704

10-year hold

• IRR: 17.0%
• Equity multiple: 3.55×
• Total profit: $45,643
• Equity at exit: $26,676

Cash invested: $17,891 (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 63103

• Home prices YoY: 0.6%
• Rents YoY: 9.2%
• Active inventory: 70
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$335
• Tax est. 1.5%: −$80 /mo · $958/yr
• Insurance: −$27
• HOA: −$488
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-3

Break-even live

Break-even rent $1,177

Max offer price $63,472

Occupancy floor 95%

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: $15,974
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 N 17th St Saint Louis, MO	1.0	1.0	648	$950	$1.47	43d	1	0.05mi
210 N 17th St Saint Louis, MO	—	1.0	427	$800	$1.87	14d	1	0.05mi
110 N 17th St Saint Louis, MO	2.0	1.0	653	$805	$1.23	7d	1	0.07mi
1717 Olive St Saint Louis, MO	2.0	1.0–2.0	957	$2,200	$2.30	1d	64	0.08mi
1815 Locust St Saint Louis, MO	1.0–2.0	1.0–2.0	983	$1,235	$1.26	43d	7	0.17mi
1531 Washington Ave St. Louis, MO	1.0–2.0	1.0	656	$1,020	$1.55	1d	5	0.20mi
1900 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	960	$1,295	$1.35	2d	12	0.24mi
300 N Tucker Blvd St. Louis, MO	1.0–2.0	1.0–2.0	1013	$1,200	$1.18	1d	10	0.39mi
1300 Convention Plz Saint Louis, MO	2.0	1.0	877	$1,188	$1.35	43d	1	0.39mi
2200 Locust St Saint Louis, MO	1.0–2.0	1.0–1.5	862	$1,395	$1.62	3d	6	0.41mi
1133 Washington Ave St. Louis, MO	2.0	1.0–2.0	637	$1,034	$1.62	43d	1	0.42mi
1110 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	1006	$995	$0.99	2d	19	0.46mi
2206 Lucas Ave St. Louis, MO	1.0–2.0	1.0–2.0	1047	$1,250	$1.19	1d	20	0.46mi
416 N 23rd St St. Louis, MO	1.0–2.0	1.0	780	$1,275	$1.63	4d	23	0.48mi
1000 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	959	$1,200	$1.25	1d	24	0.51mi
917 Locust St St. Louis, MO	1.0	1.0	683	$1,305	$1.91	16d	3	0.56mi
1023 Spruce St St. Louis, MO	1.0–2.0	1.0–2.0	957	$1,075	$1.12	1d	17	0.59mi
206 N 9th St Unit 514 St. Louis, MO	1.0	1.0	675	$975	$1.44	43d	1	0.59mi
206 N 9th St Unit 811 St. Louis, MO	1.0	1.0	633	$895	$1.41	7d	1	0.59mi
206 N 9th St Unit 509 St. Louis, MO	1.0	1.0	701	$925	$1.32	43d	1	0.59mi
206 N 9th St Unit 502 St. Louis, MO	1.0	1.0	626	$895	$1.43	43d	1	0.59mi
2605-2637 Washington Ave St. Louis, MO	1.0–2.0	1.0–2.0	775	$1,350	$1.74	12d	7	0.63mi
800 Olive St Saint Louis, MO	1.0–2.0	1.0–2.0	1063	$998	$0.94	1d	26	0.63mi
1115 Carr St St. Louis, MO	1.0–2.0	1.0	747	$975	$1.30	4d	13	0.65mi
720 Olive St St. Louis, MO	3.0	1.0–2.0	1778	$2,447	$1.38	1d	15	0.67mi
515 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1117	$1,285	$1.15	1d	26	0.80mi
614 S 7th St Unit 402 St. Louis, MO	1.0	1.0	735	$1,150	$1.56	43d	1	0.87mi
1 Cardinal Way Saint Louis, MO	1.0–2.0	1.0–2.0	905	$1,795	$1.98	1d	23	0.87mi
1204 N 8th St St. Louis, MO	1.0–3.0	1.0	740	$676	$0.91	1d	19	0.87mi
300 S Broadway Apt 404 St. Louis, MO	—	1.0	501	$1,350	$2.69	43d	1	0.90mi
300 S Broadway St. Louis, MO	1.0	1.0	710	$1,985	$2.79	20d	10	0.92mi
400 N 4th St Saint Louis, MO	2.0	1.0–2.0	1162	$1,997	$1.72	1d	1	0.96mi
1901 Park Ave Unit 2F St. Louis, MO	1.0	1.0	725	$1,395	$1.92	43d	1	1.04mi
618 N 2nd St Unit 405 St. Louis, MO	1.0	1.0	744	$1,266	$1.70	14d	1	1.06mi
618 N 2nd St Saint Louis, MO	1.0	1.0	791	$1,545	$1.95	19d	4	1.07mi
700 N 2nd St Saint Louis, MO	1.0	1.0	654	$1,378	$2.10	19d	5	1.08mi
701 N 1st St St. Louis, MO	1.0–2.0	1.0	894	$1,485	$1.66	1d	8	1.11mi
3307 Olive St St. Louis, MO	1.0–2.0	1.0	912	$855	$0.94	43d	1	1.29mi
2729 Park Ave Unit 1321-D St. Louis, MO	1.0	1.0	660	$850	$1.29	43d	1	1.31mi
1515 S 7th St St. Louis, MO	2.0	1.0–2.0	791	$2,350	$2.97	1d	1	1.35mi

HOA detail condo

• Monthly dues: $488 · $5,856/yr
• Likely covers: gassecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-31
   days on market $63,895 Active 128 DOM
2. 2026-04-28
   price $63,895 419-char remark

   Show marketing remark (419 chars)

   Investment Opportunity in Secure Downtown Apartment with 8th Floor View! This 1bd, 1bth apartment is 600+sqft with eat-in kitchen, gas range and granite countertops. The carpet and paint have been updated. There's a security door entrance with 24 hour front desk attendant, an exercise room, on-site laundry, a common area/rec room and gated designated parking. This unit is currently tenant occupied at $1050/month.

3. 2026-03-11
   status Active 419-char remark

   Show marketing remark (419 chars)

   Investment Opportunity in Secure Downtown Apartment with 8th Floor View! This 1bd, 1bth apartment is 600+sqft with eat-in kitchen, gas range and granite countertops. The carpet and paint have been updated. There's a security door entrance with 24 hour front desk attendant, an exercise room, on-site laundry, a common area/rec room and gated designated parking. This unit is currently tenant occupied at $1050/month.

4. 2026-01-12
   listed $63,900 Active 419-char remark

   Show marketing remark (419 chars)

   Investment Opportunity in Secure Downtown Apartment with 8th Floor View! This 1bd, 1bth apartment is 600+sqft with eat-in kitchen, gas range and granite countertops. The carpet and paint have been updated. There's a security door entrance with 24 hour front desk attendant, an exercise room, on-site laundry, a common area/rec room and gated designated parking. This unit is currently tenant occupied at $1050/month.

5. 2025-10-08
   listed $64,900 Active
6. 2025-10-03
   historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°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: $14,076
• − Mortgage interest: −$3,579
• − Property taxes: −$958
• − Insurance: −$319
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − HOA: −$5,856
• − Depreciation: −$1,859
• Taxable loss: −$748
• Est. tax savings @ 24.0%: +$180
• After-tax cash flow: $144/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): 8,778
• Household income: $40,943
• Rent vs Own: 82.5% rent · 17.5% own
• Severe rent burden: 960.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 43% Black 40% Asian 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 3% Arabic 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: ▲ 0.66%
• Current HPI: 116.4477
• Rent YoY: ▲ 9.20%
• 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

-1.5% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $63,895 MARIS as Distributed by MLS Grid
• 2026-03-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-12 Listed $63,900 MARIS as Distributed by MLS Grid
• 2025-10-08 Listed $64,900 MARIS as Distributed by MLS Grid
• 2025-10-03 Coming Soon — MARIS as Distributed by MLS Grid