858 Canaan Ave · St. Louis, MO 63147

$82,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 83 Days on market

Built 1956 4,138 sqft lot $85/sqft · 78% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• 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

INVESTORS!!! Add a turnkey, income-producing property to your portfolio with this 3-bedroom brick bungalow. Featuring hardwood floors, an eat-in kitchen, and a clean, functional basement, this home offers solid fundamentals and long-term potential. Currently tenant-occupied with a lease in place through 1/15/2027, providing immediate and consistent cash flow. Conveniently located near public transportation, adding to its rental appeal. Property is being sold as-is. Don’t miss your chance to secure a performing asset at an attractive price point!

Key facts

• Eat-in kitchen
• Hardwood floors
• Tenant-occupied

Tags

• HARDWOOD FLOORS
• EAT-IN KITCHEN
• CLEAN FUNCTIONAL BASEMENT
• TENANT-OCCUPIED
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 57 active listings in the ZIP; 17 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 ($41k/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 $567 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $13k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $82k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $77,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1956 — 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: 1.41% ✓
• Cap rate: 12.45%
• Cash-on-cash: 22.00%
• DSCR: 1.98
• GRM: 5.9

CMA / ARV

• ARV (median comp): $46,142
• List price: $82,000
• Delta: 77.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Hornsby Ave	0.10mi	2/1.5 (-1)	961 (+0%)	3mo	$115,000	$120	86
831 Hornsby	0.11mi	3/1.5	1,008 (+5%)	4mo	$90,000	$89	81
819 Portland Ter	0.39mi	2/1.0 (-1)	936 (-2%)	1mo	$60,000	$64	72
8770 Jordan Ave	0.21mi	2/1.0 (-1)	884 (-8%)	3mo	$48,000	$54	69
1067 Melvin Ave	0.37mi	3/1.0	1,050 (+9%)	4mo	$77,900	$74	64
828 Elias Ave	0.09mi	4/2.0 (+1)	832 (-13%)	1mo	$25,000	$30	64
1220 Duenke Dr	0.64mi	2/1.0 (-1)	984 (+2%)	3mo	$89,900	$91	58
9240 Hathaway Dr	0.68mi	2/1.0 (-1)	982 (+2%)	2mo	$130,000	$132	58
925 Riverview Blvd	0.32mi	2/1.0 (-1)	830 (-14%)	0mo	$93,000	$112	57
9456 Bagley Dr	0.66mi	2/2.0 (-1)	982 (+2%)	2mo	$55,000	$56	55
8622 Partridge Ave	0.63mi	4/2.0 (+1)	1,075 (+12%)	1mo	$149,900	$139	41
1545 Sells Ave	0.70mi	2/1.0 (-1)	1,075 (+12%)	2mo	$75,000	$70	41

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $13,497
• Equity at exit: $12,226

10-year hold

• IRR: 23.4%
• Equity multiple: 3.01×
• Total profit: $46,164
• Equity at exit: $7,090

Cash invested: $22,960 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$430
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $421

Break-even live

Break-even rent $623

Max offer price $82,000

Occupancy floor 59%

Sensitivity live

Price	-10% $467	-5% $444	+0% $421	+5% $398	+10% $375
Rent	-10% $330	-5% $375	+0% $421	+5% $467	+10% $512
Rate	-1.0pp $462	-0.5pp $442	base $421	+0.5pp $400	+1.0pp $378

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8530 Lowell St Saint Louis, MO	2.0	1.0	918	$1,100	$1.20	44d	1	0.20mi
8612 Halls Ferry Rd Saint Louis, MO	1.0–2.0	1.0	625	$775	$1.24	5d	2	0.32mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	44d	1	0.36mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	24d	1	0.64mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.88mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.92mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	0.93mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	24d	1	0.97mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	1.24mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	1.25mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	1.25mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	1.40mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	1.40mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	1.41mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	1.41mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	1.45mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $82,000 Active 83 DOM
2. 2026-06-17
   days on market $82,000 Active 82 DOM
3. 2026-06-16
   days on market $82,000 Active 81 DOM
4. 2026-06-15
   days on market $82,000 Active 80 DOM
5. 2026-06-13
   days on market $82,000 Active 78 DOM
6. 2026-06-09
   days on market $82,000 Active 74 DOM
7. 2026-06-08
   days on market $82,000 Active 73 DOM
8. 2026-06-08
   days on market $82,000 Active 72 DOM
9. 2026-06-05
   days on market $82,000 Active 69 DOM
10. 2026-06-03
    days on market $82,000 Active 68 DOM
11. 2026-06-02
    days on market $82,000 Active 67 DOM
12. 2026-06-01
    days on market $82,000 Active 66 DOM
13. 2026-05-31
    days on market $82,000 Active 65 DOM
14. 2026-04-17
    price $89,900 557-char remark

    Show marketing remark (557 chars)

    INVESTORS!!! Add a turnkey, income-producing property to your portfolio with this 3-bedroom brick bungalow. Featuring hardwood floors, an eat-in kitchen, and a clean, functional basement, this home offers solid fundamentals and long-term potential. Currently tenant-occupied with a lease in place through 1/15/2027, providing immediate and consistent cash flow. Conveniently located near public transportation, adding to its rental appeal. Property is being sold as-is. Don’t miss your chance to secure a performing asset at an attractive price point!

15. 2026-03-27
    listed $95,000 Active 557-char remark

    Show marketing remark (557 chars)

    INVESTORS!!! Add a turnkey, income-producing property to your portfolio with this 3-bedroom brick bungalow. Featuring hardwood floors, an eat-in kitchen, and a clean, functional basement, this home offers solid fundamentals and long-term potential. Currently tenant-occupied with a lease in place through 1/15/2027, providing immediate and consistent cash flow. Conveniently located near public transportation, adding to its rental appeal. Property is being sold as-is. Don’t miss your chance to secure a performing asset at an attractive price point!

16. 2025-01-10
    historical
17. 2024-12-24
    status Active
18. 2024-12-16
    status Pending
19. 2024-12-06
    historical $1,600
20. 2024-11-25
    price $84,900
21. 2024-11-11
    status Active
22. 2024-11-08
    historical Active Under Contract
23. 2024-11-05
    listed $1,600
24. 2024-11-01
    listed $89,900 Active
25. 2020-01-24
    soldstatus Closed
26. 2019-12-27
    status Pending
27. 2019-12-17
    price $7,000
28. 2019-11-16
    listed $9,900 Active
29. 1998-07-20
    soldstatus $45,000

ⓘ 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: $336 · $28/mo
• Projected year-2 tax: $795 · $66/mo
• Expected delta: +$460/yr (+$38/mo · 137.1%)

ⓘ 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: $13,870
• − Mortgage interest: −$4,593
• − Property taxes: −$336
• − Insurance: −$410
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,385
• Taxable income: $3,927
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $4,109/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

+99.8% since first listed

16 events — show timeline

• 2026-04-17 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $95,000 MARIS as Distributed by MLS Grid
• 2025-01-10 Delisted — MARIS as Distributed by MLS Grid
• 2024-12-24 Relisted — MARIS as Distributed by MLS Grid
• 2024-12-16 Pending — MARIS as Distributed by MLS Grid
• 2024-12-06 Rental Removed $1,600 TURBOTENANT
• 2024-11-25 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2024-11-11 Relisted — MARIS as Distributed by MLS Grid
• 2024-11-08 Contingent — MARIS as Distributed by MLS Grid
• 2024-11-05 Listed for Rent $1,600 TURBOTENANT
• 2024-11-01 Listed $89,900 MARIS as Distributed by MLS Grid
• 2020-01-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-12-27 Pending — MARIS as Distributed by MLS Grid
• 2019-12-17 Price Changed $7,000 MARIS as Distributed by MLS Grid
• 2019-11-16 Listed $9,900 MARIS as Distributed by MLS Grid
• 1998-07-20 Sold (Public Records) $45,000 Public Records

Property tax history

-5.6%/yr

Latest (2022): $336 · +0.1% YoY. Source: county tax records.