4724 Kossuth Ave · St. Louis, MO 63115

$48,000

3 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 151 Days on market

Built 1925 4,199 sqft lot $37/sqft · 19% below area Est $59k · 19% 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 +3.3/10.0
• 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

Home needs to be rehabbed.

Key facts

• 4,199 sq ft lot
• 2 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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: 99 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); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 44% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k 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 (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $12k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 2.35% ✓
• Cap rate: 21.01%
• Cash-on-cash: 52.56%
• DSCR: 3.34
• GRM: 3.5

CMA / ARV

• ARV (median comp): $59,396
• List price: $48,000
• Delta: -19.19%
• 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
4843 Lee Ave	0.16mi	3/1.0	1,170 (-9%)	2mo	$71,500	$61	76
4814 Calvin Ave	0.31mi	3/1.0	1,257 (-2%)	8mo	$20,000	$16	75
4533 Lexington Ave	0.46mi	3/1.0	1,175 (-8%)	3mo	$105,900	$90	62
4430 Sexauer Ave	0.41mi	2/1.0 (-1)	1,212 (-6%)	6mo	$64,500	$53	61
4853 Lee Ave	0.17mi	2/1.0 (-1)	1,092 (-15%)	3mo	$29,900	$27	60
4514 Bircher Blvd	0.54mi	3/2.0	1,222 (-5%)	4mo	$30,000	$25	59
4472 Natural Bridge Ave	0.49mi	2/1.0 (-1)	1,338 (+4%)	9mo	$25,000	$19	58
4470 Dryden Ave	0.59mi	3/2.0	1,323 (+3%)	8mo	$21,500	$16	57
4416 San Francisco Ave	0.54mi	2/1.5 (-1)	1,167 (-9%)	6mo	$29,900	$26	48
4400 San Francisco Ave	0.57mi	2/1.0 (-1)	1,167 (-9%)	8mo	$7,000	$6	47
4246 N Taylor Ave	0.42mi	4/1.5 (+1)	1,101 (-14%)	3mo	$60,000	$54	47
4253 Holly Ave	0.71mi	4/1.0 (+1)	1,468 (+14%)	7mo	$32,800	$22	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.5%
• Equity multiple: 3.21×
• Total profit: $29,713
• Equity at exit: $7,157

10-year hold

• IRR: 56.0%
• Equity multiple: 6.52×
• Total profit: $74,144
• Equity at exit: $4,150

Cash invested: $13,440 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 99
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$252
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $589

Break-even live

Break-even rent $382

Max offer price $48,000

Occupancy floor 43%

Sensitivity live

Price	-10% $616	-5% $602	+0% $589	+5% $575	+10% $561
Rent	-10% $500	-5% $544	+0% $589	+5% $633	+10% $678
Rate	-1.0pp $613	-0.5pp $601	base $589	+0.5pp $576	+1.0pp $564

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	44d	1	0.06mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	44d	1	0.13mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	17d	1	0.31mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	3d	1	0.36mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	44d	1	0.39mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	44d	1	0.70mi
4426 Holly Ave Unit B St. Louis, MO	2.0	1.0	1000	$1,100	$1.10	15d	1	0.78mi
4223 Red Bud Ave Unit 1F St. Louis, MO	2.0	1.0	1167	$895	$0.77	44d	1	0.81mi
5338 Claxton Ave Unit 33 St. Louis, MO	3.0	2.0	1196	$1,550	$1.30	44d	1	1.12mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	5d	1	1.15mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	24d	1	1.23mi
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$800	$0.85	5d	1	1.35mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	24d	1	1.43mi
1965 Arlington Ave Saint Louis, MO	3.0	1.0	980	$1,300	$1.33	5d	1	1.47mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	24d	1	1.47mi
1708 Annie Malone Dr Saint Louis, MO	3.0	1.5	924	$1,500	$1.62	44d	1	1.49mi
4737 Plover Ave Saint Louis, MO	4.0	1.5	1200	$1,400	$1.17	44d	1	1.50mi

Listing history 30 events

1. 2026-06-21
   days on market $48,000 Active 151 DOM
2. 2026-06-18
   days on market $48,000 Active 148 DOM
3. 2026-06-17
   days on market $48,000 Active 147 DOM
4. 2026-06-16
   days on market $48,000 Active 146 DOM
5. 2026-06-15
   days on market $48,000 Active 145 DOM
6. 2026-06-13
   days on market $48,000 Active 143 DOM
7. 2026-06-09
   days on market $48,000 Active 139 DOM
8. 2026-06-08
   days on market $48,000 Active 138 DOM
9. 2026-06-08
   days on market $48,000 Active 137 DOM
10. 2026-06-05
    days on market $48,000 Active 134 DOM
11. 2026-06-03
    days on market $48,000 Active 133 DOM
12. 2026-06-02
    days on market $48,000 Active 132 DOM
13. 2026-06-01
    days on market $48,000 Active 131 DOM
14. 2026-05-31
    days on market $48,000 Active 130 DOM
15. 2026-04-27
    price $48,000 26-char remark

    Show marketing remark (26 chars)

    Home needs to be rehabbed.

16. 2026-04-13
    price $55,000 26-char remark

    Show marketing remark (26 chars)

    Home needs to be rehabbed.

17. 2026-02-17
    status Active 26-char remark

    Show marketing remark (26 chars)

    Home needs to be rehabbed.

18. 2026-02-09
    status Pending 26-char remark

    Show marketing remark (26 chars)

    Home needs to be rehabbed.

19. 2026-01-13
    listed $60,000 Active 26-char remark

    Show marketing remark (26 chars)

    Home needs to be rehabbed.

20. 2022-08-04
    soldstatus $47,000
21. 2022-08-03
    soldstatus Closed 343-char remark

    Show marketing remark (343 chars)

    Income producing property. Long term tenant in place. THIS PROPERTY IS CURRENTLY OCCUPIED. Brick Bungalow in the city ready for you to add to your portfolio. With almost 1300 square feet of living space and a huge basement, unfinished but rooms framed out to add for extra living. Home will only be shown with an accepted contract. As-is Sale!

22. 2022-07-13
    status Pending 343-char remark

    Show marketing remark (343 chars)

    Income producing property. Long term tenant in place. THIS PROPERTY IS CURRENTLY OCCUPIED. Brick Bungalow in the city ready for you to add to your portfolio. With almost 1300 square feet of living space and a huge basement, unfinished but rooms framed out to add for extra living. Home will only be shown with an accepted contract. As-is Sale!

23. 2022-05-09
    status Active 343-char remark

    Show marketing remark (343 chars)

    Income producing property. Long term tenant in place. THIS PROPERTY IS CURRENTLY OCCUPIED. Brick Bungalow in the city ready for you to add to your portfolio. With almost 1300 square feet of living space and a huge basement, unfinished but rooms framed out to add for extra living. Home will only be shown with an accepted contract. As-is Sale!

24. 2022-05-02
    status Pending 343-char remark

    Show marketing remark (343 chars)

    Income producing property. Long term tenant in place. THIS PROPERTY IS CURRENTLY OCCUPIED. Brick Bungalow in the city ready for you to add to your portfolio. With almost 1300 square feet of living space and a huge basement, unfinished but rooms framed out to add for extra living. Home will only be shown with an accepted contract. As-is Sale!

25. 2022-04-22
    listed $50,000 Active 343-char remark

    Show marketing remark (343 chars)

    Income producing property. Long term tenant in place. THIS PROPERTY IS CURRENTLY OCCUPIED. Brick Bungalow in the city ready for you to add to your portfolio. With almost 1300 square feet of living space and a huge basement, unfinished but rooms framed out to add for extra living. Home will only be shown with an accepted contract. As-is Sale!

26. 2021-10-07
    soldstatus $33,000
27. 2018-10-31
    soldstatus Closed
28. 2018-10-12
    status Pending
29. 2018-09-05
    listed $30,000 Active
30. 1995-11-27
    soldstatus

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $466 · $39/mo
• Expected delta: +$107/yr (+$9/mo · 29.8%)

ⓘ 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: $13,523
• − Mortgage interest: −$2,689
• − Property taxes: −$359
• − Insurance: −$240
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$1,396
• Taxable income: $6,676
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $5,462/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• 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

+60.0% since first listed

16 events — show timeline

• 2026-04-27 Price Changed $48,000 MARIS as Distributed by MLS Grid
• 2026-04-13 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2026-02-17 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-09 Pending — MARIS as Distributed by MLS Grid
• 2026-01-13 Listed $60,000 MARIS as Distributed by MLS Grid
• 2022-08-04 Sold (Public Records) $47,000 Public Records
• 2022-08-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-07-13 Pending — MARIS as Distributed by MLS Grid
• 2022-05-09 Relisted — MARIS as Distributed by MLS Grid
• 2022-05-02 Pending — MARIS as Distributed by MLS Grid
• 2022-04-22 Listed $50,000 MARIS as Distributed by MLS Grid
• 2021-10-07 Sold (Public Records) $33,000 Public Records
• 2018-10-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-10-12 Pending — MARIS as Distributed by MLS Grid
• 2018-09-05 Listed $30,000 MARIS as Distributed by MLS Grid
• 1995-11-27 Sold (Public Records) — Public Records

Property tax history

-3.1%/yr

Latest (2024): $359 · +4.7% YoY. Source: county tax records.