889 Gustav Ave · St. Louis, MO 63147

$40,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 36 Days on market

Built 1949 5,000 sqft lot $52/sqft · 31% below area Est $58k · 31% 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE HOME FOR INVESTMENT PURPOSES OR 1ST TIME HOMEBUYER. THE KITCHEN AND BATH WERE UPDATED RECENTLY BUT THE HOUSE NEEDS SOME WORK. BASEMENT IS PARTIALLY FINISHED BUT MAY HAVE SOME MOLD. THIS IS AN "AS IS" SALE.

Key facts

• 5,000 sq ft lot
• Built 1949
• Listed 36 days

Property features AI

Exterior

• Utilities: Electric service by Ameren; Public sewer; Electricity available; No water source specified
• Home design: Single-family residence; One story
• Construction: Frame construction; Block basement
• Exterior features: Back yard

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas heating; No cooling system
• Interior features: Natural gas heating; No central cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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.
• Zoned schools: Earl Nance Sr. Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 321 students, 99% FRL); Beaumont Cte High School (math 5% / reading 5%, grade F, #517 of 521 statewide, top 100%, 236 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 57 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago 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 1949 — 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 $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.38% ✓
• Cap rate: 21.08%
• Cash-on-cash: 52.80%
• DSCR: 3.35
• GRM: 3.5

CMA / ARV

• ARV (median comp): $58,312
• List price: $40,000
• Delta: -31.40%
• 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
853 Nassau Dr	0.07mi	2/1.0	768 (0%)	5mo	$39,000	$51	92
934 Nassau Dr	0.09mi	2/1.0	768 (0%)	15mo	$69,900	$91	83
925 Riverview Blvd	0.07mi	2/1.0	830 (+8%)	0mo	$93,000	$112	83
949 Canaan Ave	0.22mi	1/1.0 (-1)	800 (+4%)	4mo	$47,625	$60	75
835 Canaan Ave	0.24mi	2/1.0	768 (0%)	20mo	$65,000	$85	72
963 Canaan Ave	0.23mi	2/2.0	816 (+6%)	7mo	$29,750	$36	69
825 Canaan Ave	0.26mi	2/1.0	816 (+6%)	16mo	$15,000	$18	64
832 Harlan Ave	0.17mi	2/1.0	832 (+8%)	18mo	$54,900	$66	63
820 Elias Ave	0.23mi	3/2.0 (+1)	832 (+8%)	8mo	$47,500	$57	60
827 Canaan	0.25mi	2/1.0	850 (+11%)	20mo	$39,000	$46	54
2021 Coleridge Dr	0.74mi	2/1.0	834 (+9%)	8mo	$85,000	$102	44
1256 Gimblin St	0.74mi	3/1.0 (+1)	800 (+4%)	12mo	$67,000	$84	44

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: 50.8%
• Equity multiple: 3.22×
• Total profit: $24,909
• Equity at exit: $5,964

10-year hold

• IRR: 56.2%
• Equity multiple: 6.55×
• Total profit: $62,121
• Equity at exit: $3,458

Cash invested: $11,200 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $951 high
• Mortgage (P&I): −$210
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $493

Break-even live

Break-even rent $327

Max offer price $40,000

Occupancy floor 43%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Gustav Ave Apt A St. Louis, MO	1.0	1.0	550	$740	$1.35	23d	1	0.15mi
819 Gustav Ave Apt C St. Louis, MO	1.0	1.0	550	$800	$1.45	43d	1	0.15mi
819 Gustav Ave Unit 832 B St. Louis, MO	1.0	1.0	550	$740	$1.35	43d	1	0.15mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	43d	1	0.31mi
1131 Canaan Ave Saint Louis, MO	1.0	1.0	624	$900	$1.44	16d	1	0.36mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	23d	1	0.41mi
8530 Lowell St Saint Louis, MO	2.0	1.0	918	$1,100	$1.20	43d	1	0.42mi
849 River Trail Ct #102 St. Louis, MO	1.0	1.0	700	$825	$1.18	23d	1	0.52mi
849 River Trail Ct Apt 201 St. Louis, MO	1.0	1.0	700	$825	$1.18	43d	1	0.52mi
8612 Halls Ferry Rd Saint Louis, MO	1.0–2.0	1.0	625	$775	$1.24	4d	2	0.54mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	43d	1	0.58mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	3d	1	0.67mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	23d	1	0.74mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	23d	1	0.81mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	43d	1	0.99mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	43d	1	1.25mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	1.30mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	23d	1	1.31mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	1.32mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	43d	1	1.39mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	1.42mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $40,000 Active 36 DOM
2. 2026-06-17
   days on market $40,000 Active 35 DOM
3. 2026-06-16
   days on market $40,000 Active 34 DOM
4. 2026-06-15
   days on market $40,000 Active 33 DOM
5. 2026-06-13
   days on market $40,000 Active 31 DOM
6. 2026-06-09
   days on market $40,000 Active 27 DOM
7. 2026-06-08
   days on market $40,000 Active 26 DOM
8. 2026-06-07
   days on market $40,000 Active 25 DOM
9. 2026-06-05
   days on market $40,000 Active 22 DOM
10. 2026-06-03
    days on market $40,000 Active 21 DOM
11. 2026-06-02
    days on market $40,000 Active 20 DOM
12. 2026-06-01
    days on market $40,000 Active 19 DOM
13. 2026-05-31
    days on market $40,000 Active 18 DOM
14. 2026-05-13
    listed $40,000 Active 66-char remark
15. 2014-08-15
    soldstatus 222-char remark

    Show marketing remark (222 chars)

    CUTE HOME FOR INVESTMENT PURPOSES OR 1ST TIME HOMEBUYER. THE KITCHEN AND BATH WERE UPDATED RECENTLY BUT THE HOUSE NEEDS SOME WORK. BASEMENT IS PARTIALLY FINISHED BUT MAY HAVE SOME MOLD. THIS IS AN "AS IS" SALE.

16. 2014-05-02
    listed $12,000 222-char remark

    Show marketing remark (222 chars)

    CUTE HOME FOR INVESTMENT PURPOSES OR 1ST TIME HOMEBUYER. THE KITCHEN AND BATH WERE UPDATED RECENTLY BUT THE HOUSE NEEDS SOME WORK. BASEMENT IS PARTIALLY FINISHED BUT MAY HAVE SOME MOLD. THIS IS AN "AS IS" SALE.

17. 1994-09-28
    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: $387 · $32/mo
• Projected year-2 tax: $388 · $32/mo
• Expected delta: +$1/yr ($0/mo · 0.2%)

ⓘ 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: $11,415
• − Mortgage interest: −$2,241
• − Property taxes: −$387
• − Insurance: −$200
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$1,164
• Taxable income: $5,597
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $4,570/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): 8,173
• Household income: $41,182
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 418.0

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 (92%)
• Race & ethnicity: Black 92% White 5% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -38.51%
• Current HPI: 84.224
• 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

+233.3% since first listed

4 events — show timeline

• 2026-05-13 Listed $40,000 MARIS as Distributed by MLS Grid
• 2014-08-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-05-02 Listed $12,000 MARIS as Distributed by MLS Grid
• 1994-09-28 Sold (Public Records) — Public Records

Property tax history

-3.1%/yr

Latest (2024): $387 · +4.8% YoY. Source: county tax records.