5381 Queens Ave · St. Louis, MO 63115

$69,900

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 4 Days on market

Built 1918 8,598 sqft lot Est $76k · 8% under

---

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 +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Introducing 5381 Queens Avenue, a unique value-add opportunity with flexibility for both owner-occupants and investors. This spacious home offers a versatile layout that could easily function as a single-family residence or be converted into a duplex. The main level features 2 bedrooms, a full bath, and a kitchen, while the upper level includes an additional bedroom, living area, kitchen, and full bath. The walkout lower level adds even more potential with a full bathroom already in place. With solid bones, ample living space, and endless possibilities for renovation or income generation, this property is ideal for investors, house hackers, or buyers looking to build equity through updates.

Key facts

• Ample living space
• Versatile layout
• Walkout lower level

Tags

• UNIQUE VALUE-ADD OPPORTUNITY
• VERSATILE LAYOUT
• WALKOUT LOWER LEVEL
• AMPLE LIVING SPACE
• EASY ACCESS TO MAJOR HIGHWAYS
• PUBLIC TRANSPORTATION

Property features AI

Finance

• Other: Living area reported as 1,456 (public records); Lot dimensions approximately 50 x 173
• Financial info: Lease not considered

Exterior

• Parking: Detached garage with alley access (2 garage spaces); Basement access to parking
• Utilities: Public water; Public sewer; Single phase electric
• Home design: Single family residence; One and one-half story
• Construction: Brick construction
• Exterior features: Front and rear porches; Porch; Fenced backyard; Back yard, level

Interior

• Bedrooms: 3 bedrooms total (2 on main level, 1 on upper level)
• Bathrooms: 3 full bathrooms (1 on main level, 1 on upper level, 1 on lower level)
• Heating & cooling: Radiant heating; Ceiling fans and wall/window cooling units
• Interior features: Full unfinished walk-out basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 14.7% 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: Ashland Elem. And Br. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 226 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 99 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).
• At $1,175/mo this rent would consume 46% of the median local household income ($31k/yr) (locally 1655% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 $69,900

Questions for the listing agent

1. Built in 1918 — 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. 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.
4. 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.
5. 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: 1.68% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.05%
• DSCR: 2.34
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $75,712
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5445 N Kingshighway Blvd	0.14mi	3/1.0	1,288 (-12%)	9mo	$72,000	$56	67
5319 N Kingshighway Blvd	0.15mi	3/1.0	1,550 (+6%)	21mo	$74,900	$48	65
5458 W Florissant Ave	0.52mi	4/2.0 (+1)	1,500 (+3%)	13mo	$80,000	$53	51
4814 Calvin Ave	0.66mi	3/1.0	1,257 (-14%)	8mo	$20,000	$16	40
5058 Genevieve Ave	0.67mi	2/1.0 (-1)	1,250 (-14%)	16mo	$64,900	$52	27

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: 24.6%
• Equity multiple: 2.02×
• Total profit: $19,880
• Equity at exit: $10,422

10-year hold

• IRR: 32.4%
• Equity multiple: 3.94×
• Total profit: $57,468
• Equity at exit: $6,044

Cash invested: $19,572 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 99
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$367
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $490

Break-even live

Break-even rent $554

Max offer price $69,900

Occupancy floor 53%

Sensitivity live

Price	-10% $530	-5% $510	+0% $490	+5% $470	+10% $451
Rent	-10% $397	-5% $444	+0% $490	+5% $537	+10% $583
Rate	-1.0pp $525	-0.5pp $508	base $490	+0.5pp $472	+1.0pp $454

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5338 Claxton Ave Unit 33 St. Louis, MO	3.0	2.0	1196	$1,550	$1.30	46d	1	0.26mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	46d	1	0.27mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	4d	1	0.61mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	25d	1	0.92mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	46d	1	0.97mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	46d	1	0.98mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	25d	1	1.00mi
4737 Plover Ave Saint Louis, MO	4.0	1.5	1200	$1,400	$1.17	46d	1	1.01mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	18d	1	1.04mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	46d	1	1.08mi
5944 Thekla Ave Saint Louis, MO	2.0	1.0	1760	$975	$0.55	0d	1	1.18mi
5944 Thekla Ave Saint Louis, MO	2.0	1.0	1760	$975	$0.55	46d	1	1.18mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	46d	1	1.18mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	46d	1	1.19mi
4223 Red Bud Ave Unit 1F St. Louis, MO	2.0	1.0	1167	$895	$0.77	46d	1	1.36mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	25d	1	1.40mi
5730 Park Ln Saint Louis, MO	4.0	1.0	1174	$1,600	$1.36	22d	1	1.40mi

Listing history 3 events

1. 2026-06-21
   days on market $69,900 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $69,900 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: $506 · $42/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$172/yr (+$14/mo · 34.1%)

ⓘ 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: $14,096
• − Mortgage interest: −$3,915
• − Property taxes: −$506
• − Insurance: −$350
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,033
• Taxable income: $5,036
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $4,673/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• 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

1 event — show timeline

• 2026-06-17 Listed $69,900 MARIS as Distributed by MLS Grid

Property tax history

-2.7%/yr

Latest (2024): $506 · +4.5% YoY. Source: county tax records.