1510 Quendo Ave · University City, MO 63130

$119,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1937 7,501 sqft lot Est $93k · 29% over

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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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

DO NOT DISTURB TENANT Opportunity to add income producing rental to your portfolio! With a large fenced yard, 1 car attached garage and unfinished walkup basement with laundry hookups and sump pump/pit this updated 2 bed 1 bath University City home is leased for $1375 per month through 7/31/2027. No showings without accepted contract

Key facts

• Fenced yard
• Attached garage
• Sump pump

Tags

• FENCED YARD
• ATTACHED GARAGE
• UNFINISHED WALKUP BASEMENT
• LAUNDRY HOOKUPS
• SUMP PUMP

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Ameren electric service; Electricity connected and available; Natural gas connected and available; Water connected and available; Sewer connected and available
• Home design: Single-family residence; One-story
• Construction: Vinyl siding construction; Unfinished basement (walk-up access)
• Exterior features: Front yard; Back yard; Vinyl siding

Interior

• Kitchen: Includes standard kitchen appliances (details not provided)
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfinished walk-up basement
• Laundry & utility: Utilities connected for washer and dryer (specific appliances not listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.7% vs local median 4.9% 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); 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); 162 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $47k; list at $120k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $119,900

Questions for the listing agent

1. Built in 1937 — 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 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?
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: 1.19% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $93,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7331 Wayne Ave	0.18mi	2/1.0	950 (-1%)	1mo	$159,900	$168	89
1600 Bradford Ave	0.17mi	3/2.0 (+1)	1,008 (+5%)	2mo	$75,000	$74	73
2036 Raft Dr	0.67mi	2/1.0	982 (+2%)	1mo	$94,900	$97	64
7952 Monroe Dr	0.71mi	2/1.0	960 (0%)	3mo	$73,900	$77	64
7504 Trenton	0.48mi	2/1.0	1,032 (+8%)	2mo	$85,000	$82	64
1525 Westmont Pl	0.63mi	2/1.0	910 (-5%)	1mo	$89,900	$99	61
7231 Teal Ave	0.62mi	3/1.0 (+1)	941 (-2%)	3mo	$85,000	$90	61
7020 Corbitt Ave	0.68mi	3/1.0 (+1)	960 (0%)	4mo	$79,000	$82	60
7049 Melrose Ave	0.50mi	2/1.0	864 (-10%)	2mo	$165,000	$191	59
7449 Trenton Ave	0.47mi	2/1.0	1,092 (+14%)	4mo	$140,000	$128	52
7034 Corbitt Ave	0.65mi	2/1.5	870 (-9%)	4mo	$52,000	$60	49
7724 Trenton Ave	0.74mi	2/2.0	1,075 (+12%)	0mo	$109,900	$102	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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,231
• Equity at exit: $17,877

10-year hold

• IRR: 12.6%
• Equity multiple: 2.03×
• Total profit: $34,498
• Equity at exit: $10,367

Cash invested: $33,572 (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: 162
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$629
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $342

Break-even live

Break-even rent $992

Max offer price $119,900

Occupancy floor 71%

Sensitivity live

Price	-10% $410	-5% $376	+0% $342	+5% $308	+10% $274
Rent	-10% $229	-5% $286	+0% $342	+5% $398	+10% $455
Rate	-1.0pp $402	-0.5pp $373	base $342	+0.5pp $311	+1.0pp $279

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1535 N Jackson Ave Saint Louis, MO	2.0	1.0	988	$1,450	$1.47	44d	1	0.10mi
7386 Milan Ave Saint Louis, MO	2.0	1.0	960	$1,400	$1.46	5d	1	0.29mi
7430 Canton Ave Saint Louis, MO	3.0	1.0	1075	$1,450	$1.35	24d	1	0.33mi
1351 N Hanley Rd Saint Louis, MO	1.0–2.0	1.0–2.0	911	$1,575	$1.73	44d	1	0.43mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	24d	1	0.46mi
1101 Purdue Ave Unit 1112 University City, MO	2.0	1.0	650	$1,175	$1.81	5d	1	0.58mi
1100 Midland Blvd Saint Louis, MO	2.0	1.0	637	$1,185	$1.86	2d	2	0.61mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	24d	1	0.67mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	15d	1	0.74mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	4d	1	0.89mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	44d	1	0.89mi
8449 Atherton Dr St. Louis, MO	1.0–2.0	1.0	900	$1,245	$1.38	3d	2	0.97mi
1195 Belrue Ave Unit 2S St. Louis, MO	1.0	1.0	800	$795	$0.99	24d	1	0.98mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	13d	1	1.02mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	24d	1	1.04mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.05mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	22d	1	1.06mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	18d	1	1.07mi
6704 Etzel Ave Saint Louis, MO	2.0	1.0	825	$1,325	$1.61	44d	1	1.16mi
6636 Etzel Ave Saint Louis, MO	3.0	2.0	1019	$1,350	$1.32	20d	1	1.19mi
6636 Etzel Ave Saint Louis, MO	3.0	1.5	1019	$1,350	$1.32	8d	1	1.19mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	17d	1	1.21mi
6540 Avalon Ave Saint Louis, MO	2.0	1.0	696	$1,300	$1.87	17d	1	1.21mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	18d	1	1.26mi
6614 Chamberlain Ave Saint Louis, MO	3.0	2.0	1000	$1,820	$1.82	24d	1	1.39mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	24d	1	1.40mi
8246 Montreal Dr Saint Louis, MO	2.0	1.0	850	$1,450	$1.71	44d	1	1.45mi

Listing history 2 events

1. 2026-06-15
   remarks 335-char remark
2. 2026-06-15
   listed $119,900 Active 1 DOM

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,261 · $105/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 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: $17,102
• − Mortgage interest: −$6,716
• − Property taxes: −$1,261
• − Insurance: −$600
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,488
• Taxable income: $2,301
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $3,553/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

+110.0% since first listed

4 events — show timeline

• 1996-03-08 Sold (Public Records) $47,245 Public Records
• 1996-03-08 Sold (Public Records) $47,245 Public Records
• 1994-10-11 Sold (Public Records) $22,500 Public Records
• 1994-10-01 Sold (Public Records) — Public Records

Property tax history

-5.3%/yr

Latest (2022): $1,261 · +1.0% YoY. Source: county tax records.