854 Canaan Ave · St. Louis, MO 63147

$85,000

8 bd · 1.0 ba · 1,033 sqft · SingleFamily public records · 4 Days on market

Built 1912 4,112 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Whether you're a first-time investor or looking to expand your portfolio, this income-producing property presents an excellent opportunity. The property at 1854 Canaan, Saint Louis, MO 63147, St Louis County, is a Single Family Home built in 1912, featuring 1 bath, 3911 square feet of lot size, and 2 stories. Priced to sell, this investment offers strong potential and long-term value. The property is being sold AS IS, making it an ideal option for investors seeking a competitively priced asset. Additionally, this home is one of several investment properties available from the same owner, creating a unique opportunity to purchase multiple properties as part of a larger portfolio. Contact us

Key facts

• 4,112 sq ft lot
• Built 1912
• Listed 3 days

Property features AI

Finance

• Other: Above grade finished area reported as 1,033 (source: Assessor); Living area reported as 1,033 (source: Assessor)
• Financial info: No second mortgage reported

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available; Natural gas available
• Home design: Single family residence; Two levels
• Construction: Brick construction
• Exterior features: Back yard

Interior

• Bedrooms: 8 bedrooms total; 2 bedrooms on the main level; 2 bedrooms on the upper level; 4 bedrooms on the lower level; 4 main and upper level bedrooms (combined count)
• Bathrooms: 1 full bathroom total; 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Concrete basement

What this means for you Summary

Snapshot

• This is a 8-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 16.0% 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: Herzog Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 247 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: 57 active listings in the ZIP; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 44% 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 $588 of loan paydown is wiped out by about $3k 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 $24k 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.
• 7 sale attempts since 2y ago 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 $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $85,000

Questions for the listing agent

1. Built in 1912 — 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: 1.77% ✓
• Cap rate: 16.00%
• Cash-on-cash: 34.67%
• DSCR: 2.54
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 2.26×
• Total profit: $29,992
• Equity at exit: $12,674

10-year hold

• IRR: 37.4%
• Equity multiple: 4.46×
• Total profit: $82,388
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$21 /mo · $249/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $688

Break-even live

Break-even rent $635

Max offer price $85,000

Occupancy floor 49%

Sensitivity live

Price	-10% $736	-5% $712	+0% $688	+5% $664	+10% $640
Rent	-10% $569	-5% $628	+0% $688	+5% $747	+10% $807
Rate	-1.0pp $730	-0.5pp $709	base $688	+0.5pp $666	+1.0pp $643

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $85,000 Active 4 DOM
2. 2026-06-18
   status $85,000 Active 1 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $85,000 Coming Soon 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: $249 · $21/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$575/yr (+$48/mo · 230.8%)

ⓘ 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: $18,069
• − Mortgage interest: −$4,761
• − Property taxes: −$249
• − Insurance: −$425
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$2,473
• Taxable income: $7,270
• Est. tax owed @ 24.0%: −$1,745
• After-tax cash flow: $6,507/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

+325.0% since first listed

21 events — show timeline

• 2026-06-18 Listed $85,000 MARIS as Distributed by MLS Grid
• 2026-06-18 Coming Soon $85,000 MARIS as Distributed by MLS Grid
• 2025-11-19 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2025-10-17 Listed $100,000 MARIS as Distributed by MLS Grid
• 2025-03-02 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-01 Delisted — MARIS as Distributed by MLS Grid
• 2024-11-01 Relisted — MARIS as Distributed by MLS Grid
• 2024-11-01 Delisted — MARIS as Distributed by MLS Grid
• 2024-09-02 Relisted — MARIS as Distributed by MLS Grid
• 2024-09-01 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-10 Relisted — MARIS as Distributed by MLS Grid
• 2024-06-08 Delisted — MARIS as Distributed by MLS Grid
• 2024-05-29 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2024-04-06 Listed $125,000 MARIS as Distributed by MLS Grid
• 2022-03-01 Sold (Public Records) $50,000 Public Records
• 2021-11-18 Sold (Public Records) $33,000 Public Records
• 2021-09-14 Sold (Public Records) $16,000 Public Records
• 2000-09-14 Sold (Public Records) — Public Records
• 1999-06-07 Sold (Public Records) $42,884 Public Records
• 1993-12-27 Sold (Public Records) — Public Records
• 1992-03-26 Sold (Public Records) $20,000 Public Records

Property tax history

-4.5%/yr

Latest (2023): $249 · -0.5% YoY. Source: county tax records.