7539 Wayne Ave · University City, MO 63130

$159,900

2 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 44 Days on market

Built 1948 7,840 sqft lot $133/sqft · 11% above area Est $144k · 11% over

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Why this score? — see what drove the D 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 +18.3/30.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION ALL INVESTORS!!! Incredible opportunity in the highly sought-after Meridian neighborhood of University City! This charming 1.5-story home is packed with potential and ready for your vision. Featuring 2 bedrooms, 1 full bath, detached 1-car garage, oversized covered front porch, and situated on a spacious . 18-acre lot, this property is ideal for investors, rehabbers, or savvy buyers looking for their next project. The unfinished upper level offers the potential to create a 3rd bedroom, office, or additional living space — adding even more value and upside. Whether you’re looking for your next fix-and-flip, rental property, or long-term hold, this home checks all the bo

Key facts

• Spacious lot
• 7,840 sq ft lot
• Garage

Tags

• SPACIOUS LOT
• OVERSIZED COVERED FRONT PORCH
• UNFINISHED UPPER LEVEL

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Single-phase electric; Electricity available and connected
• Home design: Single-family residence; Private ownership; One and one-half levels; Property listed as fixer
• Construction: Stucco exterior
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Living room fireplace; Basement (concrete, full, unfinished); Lighting; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (7.0% below list).
• Recommended offer: $149k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.4% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Barbara Jordan Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 310 students, 100% FRL); Brittany Woods (math 15% / reading 20%, grade F, #350 of 391 statewide, top 90%, 532 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 163 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $148,691 (7.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (median comp): $144,266
• List price: $159,900
• Delta: 10.84%
• 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
7449 Wayne Ave	0.10mi	3/2.0 (+1)	1,212 (+0%)	2mo	$272,500	$225	84
7530 Trenton Ave	0.11mi	3/1.0 (+1)	1,124 (-7%)	1mo	$125,000	$111	78
7449 Trenton Ave	0.17mi	2/1.0	1,092 (-10%)	4mo	$140,000	$128	73
7504 Trenton	0.13mi	2/1.0	1,032 (-14%)	2mo	$85,000	$82	68
1509 Bradford Ave	0.58mi	3/1.0 (+1)	1,208 (+0%)	0mo	$45,000	$37	67
7724 Trenton Ave	0.26mi	2/2.0	1,075 (-11%)	0mo	$109,900	$102	66
8244 Monroe Ave	0.54mi	2/1.0	1,273 (+6%)	1mo	$104,900	$82	65
8000 Washington St	0.42mi	3/1.5 (+1)	1,276 (+6%)	2mo	$59,000	$46	62
8008 Monroe Ave	0.55mi	3/1.0 (+1)	1,138 (-6%)	3mo	$69,900	$61	58
7155 Willow Tree Ln	0.71mi	3/1.5 (+1)	1,200 (-0%)	3mo	$210,000	$175	56
1109 North And South Rd	0.68mi	2/1.0	1,100 (-9%)	2mo	$184,900	$168	52
7369 Trenton Ave	0.32mi	3/2.0 (+1)	1,384 (+15%)	3mo	$325,000	$235	49

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-15,774
• Equity at exit: $23,842

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,882
• Equity at exit: $13,825

Cash invested: $44,772 (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 63130

• Rents YoY: 3.6%
• Active inventory: 163
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$839
• Tax from tax record: −$124 /mo · $1,493/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $145

Break-even live

Break-even rent $1,303

Max offer price $159,900

Occupancy floor 85%

Sensitivity live

Price	-10% $236	-5% $190	+0% $145	+5% $100	+10% $55
Rent	-10% $28	-5% $86	+0% $145	+5% $204	+10% $263
Rate	-1.0pp $226	-0.5pp $186	base $145	+0.5pp $104	+1.0pp $62

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	25d	1	0.23mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	6d	1	0.25mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	45d	1	0.26mi
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	45d	1	0.40mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	16d	1	0.43mi
8449 Atherton Dr St. Louis, MO	1.0–2.0	1.0	900	$1,245	$1.38	4d	2	0.48mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	45d	1	0.50mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	45d	1	0.72mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,297	$1.20	0d	1	0.73mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	18d	1	0.75mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	25d	1	0.83mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,395	$1.42	0d	1	0.83mi
7812 Drexel Dr Saint Louis, MO	2.0	1.0	1100	$1,450	$1.32	0d	1	0.86mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	14d	1	0.87mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	25d	1	0.87mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	25d	1	0.91mi
8246 Montreal Dr Saint Louis, MO	2.0	1.0	850	$1,450	$1.71	45d	1	0.95mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	25d	1	1.10mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	19d	1	1.25mi
7254 Tulane Ave #1 University City, MO	2.0	1.0	1144	$1,600	$1.40	19d	1	1.27mi
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,966	$4.26	0d	1	1.29mi
6827 Melrose Ave Saint Louis, MO	2.0	1.0	1200	$1,300	$1.08	9d	1	1.30mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	1.33mi
7125 Dartmouth Ave Saint Louis, MO	2.0	1.0	1242	$1,550	$1.25	45d	1	1.34mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	23d	1	1.35mi
7120 Dartmouth Ave Unit A University City, MO	2.0	1.0	1200	$1,345	$1.12	4d	1	1.37mi
7055 Dartmouth Ave Unit 2 University City, MO	2.0	1.0	1320	$2,100	$1.59	45d	1	1.39mi
7055 Dartmouth Ave Unit 1 University City, MO	2.0	1.0	1320	$2,100	$1.59	45d	1	1.39mi
7104 Tulane Ave Saint Louis, MO	2.0	1.0	1400	$1,745	$1.25	45d	1	1.43mi
7104 Tulane Ave Unit 1 University City, MO	2.0	1.0	1200	$1,900	$1.58	25d	1	1.43mi
1195 Belrue Ave Unit 2S St. Louis, MO	1.0	1.0	800	$795	$0.99	25d	1	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $159,900 Active 44 DOM
2. 2026-06-18
   days on market $159,900 Active 41 DOM
3. 2026-06-17
   days on market $159,900 Active 40 DOM
4. 2026-06-16
   days on market $159,900 Active 39 DOM
5. 2026-06-15
   days on market $159,900 Active 38 DOM
6. 2026-06-13
   days on market $159,900 Active 36 DOM
7. 2026-06-13
   days on market $159,900 Active 35 DOM
8. 2026-06-09
   days on market $159,900 Active 32 DOM
9. 2026-06-08
   days on market $159,900 Active 31 DOM
10. 2026-06-07
    days on market $159,900 Active 30 DOM
11. 2026-06-05
    days on market $159,900 Active 27 DOM
12. 2026-06-03
    days on market $159,900 Active 26 DOM
13. 2026-06-02
    days on market $159,900 Active 25 DOM
14. 2026-06-01
    days on market $159,900 Active 24 DOM
15. 2026-05-31
    days on market $159,900 Active 23 DOM
16. 2026-05-08
    listed $159,900 Active 1059-char remark

ⓘ 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: $1,493 · $124/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$58/yr (+$5/mo · 3.9%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,843
• − Mortgage interest: −$8,957
• − Property taxes: −$1,493
• − Insurance: −$800
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$4,652
• Taxable loss: −$913
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $1,960/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

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 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 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: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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 event — show timeline

• 2026-05-08 Listed $159,900 MARIS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2022): $1,493 · +1.0% YoY. Source: county tax records.