9411 Muriel Ave · Woodson Terrace, MO 63114

$87,500

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 13 Days on market

Built 1927 5,174 sqft lot $152/sqft · 6% below area Est $93k · 6% under

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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 +25.1/30.0
• ARV discount +10.1/15.0
• DSCR +8.2/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market, no sellers fault. Buyers changed their mind a day before closing. Passed occupancy inspection. Completed renovated cozy starer home. This house is fresh painted with new luxury vinyl floor. New HVAC 2025, New kitchen with stainless appliances, new bathroom, roof was replaced at 2023 and gutter was replaced 2024, pipe lined all the cast iron sewer pipe under the basement. Fenced large level lot. convenient location, call it home today.

Key facts

• 5,174 sq ft lot
• Built 1927
• Listed 13 days

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; Electricity connected; Natural gas connected; Phone available; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Architectural shingle roof; Block foundation; Basement present
• Exterior features: Awnings on patio/porch; Chain link, full, and wood fencing; Panel doors

Interior

• Kitchen: Stainless steel appliances; Electric cooktop; Microwave; Oven; Refrigerator
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air heating (natural gas); Central electric air conditioning
• Interior features: Kitchen and dining area combined; Partially finished basement
• Laundry & utility: Washer and dryer included; Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $88k).

Location & tenants

• Location reads 65/100 on livability (#269 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: schools D, amenities F, health & safety F.
• Ritenour (suburban): math 13% / reading 27% proficiency, ranked #304 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 118 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $32k; list at $88k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,500

Questions for the listing agent

1. Built in 1927 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.11% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (median comp): $92,762
• List price: $87,500
• Delta: -5.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9411 Muriel Ave	0.00mi	1/1.0	576 (0%)	10mo	$85,000	$148	92
3362 Edmundson Rd	0.41mi	1/1.0	600 (+4%)	6mo	$89,000	$148	69
3316 Edmundson Rd	0.54mi	2/1.0 (+1)	633 (+10%)	6mo	$80,000	$126	48
9438 North Ave	0.25mi	2/1.0 (+1)	660 (+15%)	22mo	$64,900	$98	41
3324 Suncrest Ave	0.71mi	1/1.0	526 (-9%)	24mo	$44,900	$85	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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-2,797
• Equity at exit: $13,047

10-year hold

• IRR: 5.6%
• Equity multiple: 1.39×
• Total profit: $9,666
• Equity at exit: $7,565

Cash invested: $24,500 (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 63114

• Rents YoY: 2.0%
• Active inventory: 118
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $970 high
• Mortgage (P&I): −$459
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $193

Break-even live

Break-even rent $725

Max offer price $87,500

Occupancy floor 75%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 Dix Ave Saint Louis, MO	2.0	1.0	656	$1,235	$1.88	10d	1	0.68mi
3710 Geraldine Ave Apt 3 St Ann, MO	1.0	1.0	400	$675	$1.69	43d	1	0.72mi
9987 Sloane Sq Unit 9987A St. Louis, MO	1.0	1.0	571	$695	$1.22	44d	1	0.81mi
9987 Sloane Sq Apt A St. Louis, MO	1.0	1.0	571	$695	$1.22	20d	1	0.81mi
3961 Jane Ave Unit 3963 St Ann, MO	2.0	1.0	750	$1,195	$1.59	14d	1	0.89mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	22d	1	1.01mi
4120 Geraldine Ave St Ann, MO	1.0	1.0	540	$875	$1.62	43d	1	1.01mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	43d	1	1.10mi
8700 Crocus Ln Saint Louis, MO	1.0	1.0	700	$950	$1.36	7d	2	1.16mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$680	$0.88	43d	8	1.24mi
4616 Country Ln St Ann, MO	2.0	1.0–2.0	758	$1,234	$1.63	2d	9	1.38mi
9316 Koenig Cir Berkeley, MO	2.0	1.0	720	$1,150	$1.60	4d	5	1.42mi

Listing history 13 events

1. 2026-05-07
   listed $87,500 Active 546-char remark
2. 2026-05-05
   historical $87,500 546-char remark
3. 2025-08-22
   soldstatus Closed 463-char remark

   Show marketing remark (463 chars)

   Back on the market, no sellers fault. Buyers changed their mind a day before closing. Passed occupancy inspection. Completed renovated cozy starer home. This house is fresh painted with new luxury vinyl floor. New HVAC 2025, New kitchen with stainless appliances, new bathroom, roof was replaced at 2023 and gutter was replaced 2024, pipe lined all the cast iron sewer pipe under the basement. Fenced large level lot. convenient location, call it home today.

4. 2025-08-15
   status Pending 463-char remark

   Show marketing remark (463 chars)

   Back on the market, no sellers fault. Buyers changed their mind a day before closing. Passed occupancy inspection. Completed renovated cozy starer home. This house is fresh painted with new luxury vinyl floor. New HVAC 2025, New kitchen with stainless appliances, new bathroom, roof was replaced at 2023 and gutter was replaced 2024, pipe lined all the cast iron sewer pipe under the basement. Fenced large level lot. convenient location, call it home today.

5. 2025-06-03
   price $85,000 463-char remark

   Show marketing remark (463 chars)

   Back on the market, no sellers fault. Buyers changed their mind a day before closing. Passed occupancy inspection. Completed renovated cozy starer home. This house is fresh painted with new luxury vinyl floor. New HVAC 2025, New kitchen with stainless appliances, new bathroom, roof was replaced at 2023 and gutter was replaced 2024, pipe lined all the cast iron sewer pipe under the basement. Fenced large level lot. convenient location, call it home today.

6. 2025-05-21
   status Active 463-char remark

   Show marketing remark (463 chars)

   Back on the market, no sellers fault. Buyers changed their mind a day before closing. Passed occupancy inspection. Completed renovated cozy starer home. This house is fresh painted with new luxury vinyl floor. New HVAC 2025, New kitchen with stainless appliances, new bathroom, roof was replaced at 2023 and gutter was replaced 2024, pipe lined all the cast iron sewer pipe under the basement. Fenced large level lot. convenient location, call it home today.

7. 2025-05-21
   price $95,000 463-char remark

   Show marketing remark (463 chars)

   Back on the market, no sellers fault. Buyers changed their mind a day before closing. Passed occupancy inspection. Completed renovated cozy starer home. This house is fresh painted with new luxury vinyl floor. New HVAC 2025, New kitchen with stainless appliances, new bathroom, roof was replaced at 2023 and gutter was replaced 2024, pipe lined all the cast iron sewer pipe under the basement. Fenced large level lot. convenient location, call it home today.

8. 2025-05-08
   status Pending 463-char remark

   Show marketing remark (463 chars)

   Back on the market, no sellers fault. Buyers changed their mind a day before closing. Passed occupancy inspection. Completed renovated cozy starer home. This house is fresh painted with new luxury vinyl floor. New HVAC 2025, New kitchen with stainless appliances, new bathroom, roof was replaced at 2023 and gutter was replaced 2024, pipe lined all the cast iron sewer pipe under the basement. Fenced large level lot. convenient location, call it home today.

9. 2025-04-10
   historical Active Under Contract 463-char remark

   Show marketing remark (463 chars)

   Back on the market, no sellers fault. Buyers changed their mind a day before closing. Passed occupancy inspection. Completed renovated cozy starer home. This house is fresh painted with new luxury vinyl floor. New HVAC 2025, New kitchen with stainless appliances, new bathroom, roof was replaced at 2023 and gutter was replaced 2024, pipe lined all the cast iron sewer pipe under the basement. Fenced large level lot. convenient location, call it home today.

10. 2025-04-08
    listed $96,800 Active 463-char remark

    Show marketing remark (463 chars)

    Back on the market, no sellers fault. Buyers changed their mind a day before closing. Passed occupancy inspection. Completed renovated cozy starer home. This house is fresh painted with new luxury vinyl floor. New HVAC 2025, New kitchen with stainless appliances, new bathroom, roof was replaced at 2023 and gutter was replaced 2024, pipe lined all the cast iron sewer pipe under the basement. Fenced large level lot. convenient location, call it home today.

11. 2025-03-27
    historical $96,800 463-char remark

    Show marketing remark (463 chars)

    Back on the market, no sellers fault. Buyers changed their mind a day before closing. Passed occupancy inspection. Completed renovated cozy starer home. This house is fresh painted with new luxury vinyl floor. New HVAC 2025, New kitchen with stainless appliances, new bathroom, roof was replaced at 2023 and gutter was replaced 2024, pipe lined all the cast iron sewer pipe under the basement. Fenced large level lot. convenient location, call it home today.

12. 2005-04-07
    soldstatus $32,000
13. 1996-11-07
    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: $932 · $78/mo
• Projected year-2 tax: $932 · $78/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 4/10 Moderate 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,641
• − Mortgage interest: −$4,901
• − Property taxes: −$932
• − Insurance: −$438
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$2,545
• Taxable income: $962
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $2,089/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: Ritenour
• NCES district ID: 2926640
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $41,410
• Composite: 17.04/100
• National rank: #9125
• State rank: #304 of 324 in MO

Livability — Woodson Terrace

• Score: 65/100
• State rank: #269
• US rank: #12635

Category grades

Amenities F Commute A Cost of living A+ Crime B- Employment B+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodson Terrace, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,969
• Household income: $55,870
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1595.0

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 0.64)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 11% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -276.62%
• Current HPI: 223.9305
• Rent YoY: ▲ 2.04%
• 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

+173.4% since first listed

14 events — show timeline

• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-07 Listed $87,500 MARIS as Distributed by MLS Grid
• 2026-05-05 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-08-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-08-15 Pending — MARIS as Distributed by MLS Grid
• 2025-06-03 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2025-05-21 Relisted — MARIS as Distributed by MLS Grid
• 2025-05-21 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2025-05-08 Pending — MARIS as Distributed by MLS Grid
• 2025-04-10 Contingent — MARIS as Distributed by MLS Grid
• 2025-04-08 Listed $96,800 MARIS as Distributed by MLS Grid
• 2025-03-27 Coming Soon $96,800 MARIS as Distributed by MLS Grid
• 2005-04-07 Sold (Public Records) $32,000 Public Records
• 1996-11-07 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2022): $932 · +0.1% YoY. Source: county tax records.