4874 Margaretta Ave · St. Louis, MO 63115

$39,900

2 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 50 Days on market

Built 1923 4,517 sqft lot $32/sqft · 24% below area Est $53k · 24% under

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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
• ARV discount +15.0/15.0
• 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 MLS

Great investment opportunity to add to your portfolio. This home has been well maintained and recently updated. Immediate flow, renting at $1100 a month. No showings without an accepted contract.

Key facts

• 4,517 sq ft lot
• Built 1923
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.9% 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: 97 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• This rent runs 42% of the median local income ($31k/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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $35k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $40k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. 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: 2.66% ✓
• Cap rate: 23.94%
• Cash-on-cash: 63.04%
• DSCR: 3.80
• GRM: 3.1

CMA / ARV

• ARV (median comp): $52,718
• List price: $39,900
• Delta: -24.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4843 Lee Ave	0.22mi	3/1.0 (+1)	1,170 (-5%)	2mo	$71,500	$61	75
4853 Lee Ave	0.22mi	2/1.0	1,092 (-11%)	3mo	$29,900	$27	69
4941 Lexington Ave	0.32mi	3/2.0 (+1)	1,240 (+1%)	11mo	$124,900	$101	66
4430 Sexauer Ave	0.58mi	2/1.0	1,212 (-2%)	6mo	$64,500	$53	65
4814 Calvin Ave	0.44mi	3/1.0 (+1)	1,257 (+2%)	8mo	$20,000	$16	64
4533 Lexington Ave	0.53mi	3/1.0 (+1)	1,175 (-5%)	3mo	$105,900	$90	60
4416 San Francisco Ave	0.69mi	2/1.5	1,167 (-5%)	6mo	$29,900	$26	52
4514 Bircher Blvd	0.74mi	3/2.0 (+1)	1,222 (-1%)	4mo	$30,000	$25	52
4400 San Francisco Ave	0.72mi	2/1.0	1,167 (-5%)	8mo	$7,000	$6	51
4472 Natural Bridge Ave	0.60mi	2/1.0	1,338 (+9%)	9mo	$25,000	$19	50
4610 Penrose St	0.48mi	3/1.5 (+1)	1,053 (-14%)	3mo	$80,000	$76	44
4627 Korte Ave	0.69mi	3/1.0 (+1)	1,072 (-13%)	2mo	$18,100	$17	40

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: 62.0%
• Equity multiple: 3.77×
• Total profit: $30,914
• Equity at exit: $5,949

10-year hold

• IRR: 66.6%
• Equity multiple: 7.72×
• Total profit: $75,055
• Equity at exit: $3,450

Cash invested: $11,172 (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: 97
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,062 high
• Mortgage (P&I): −$209
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $587

Break-even live

Break-even rent $319

Max offer price $39,900

Occupancy floor 40%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	44d	1	0.21mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	44d	1	0.36mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	2d	1	0.47mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	16d	1	0.58mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	44d	1	0.66mi
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	44d	1	0.75mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	44d	1	0.79mi
4460 Bircher Blvd Saint Louis, MO	1.0	1.0	1100	$725	$0.66	10d	1	0.88mi
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	23d	1	0.96mi
4426 Holly Ave Unit B St. Louis, MO	2.0	1.0	1000	$1,100	$1.10	14d	1	1.05mi
4223 Red Bud Ave Unit 1F St. Louis, MO	2.0	1.0	1167	$895	$0.77	44d	1	1.07mi
4908 W Florissant Ave Apt A St. Louis, MO	1.0	1.0	750	$695	$0.93	44d	1	1.08mi
5338 Claxton Ave Unit 33 St. Louis, MO	3.0	2.0	1196	$1,550	$1.30	44d	1	1.12mi
1965 Arlington Ave Saint Louis, MO	3.0	1.0	980	$1,300	$1.33	4d	1	1.21mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	44d	1	1.26mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	23d	1	1.29mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	23d	1	1.35mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	4d	1	1.35mi
5662 Maffitt Ave Saint Louis, MO	2.0	1.0	850	$895	$1.05	7d	1	1.44mi
1232 N Euclid Ave Saint Louis, MO	3.0	1.5	982	$1,395	$1.42	44d	1	1.44mi
5608 Wabada Ave Saint Louis, MO	2.0	1.0	910	$1,300	$1.43	16d	1	1.45mi
2603 Belle Glade Ave Saint Louis, MO	2.0	1.0	945	$800	$0.85	4d	1	1.46mi
5345 Wells Ave Unit 2ND St. Louis, MO	3.0	1.0	1127	$1,095	$0.97	23d	1	1.48mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	44d	1	1.50mi

Listing history 21 events

1. 2026-06-13
   status $39,900 Pending 50 DOM
2. 2026-06-09
   days on market $39,900 Active 50 DOM
3. 2026-06-08
   days on market $39,900 Active 49 DOM
4. 2026-06-07
   days on market $39,900 Active 48 DOM
5. 2026-06-05
   days on market $39,900 Active 45 DOM
6. 2026-06-03
   days on market $39,900 Active 44 DOM
7. 2026-06-02
   days on market $39,900 Active 43 DOM
8. 2026-06-01
   days on market $39,900 Active 42 DOM
9. 2026-05-31
   days on market $39,900 Active 41 DOM
10. 2026-04-20
    listed $74,900 Active 196-char remark

    Show marketing remark (196 chars)

    Great investment opportunity to add to your portfolio. This home has been well maintained and recently updated. Immediate flow, renting at $1100 a month. No showings without an accepted contract.

11. 2026-04-20
    historical $74,900 196-char remark

    Show marketing remark (196 chars)

    Great investment opportunity to add to your portfolio. This home has been well maintained and recently updated. Immediate flow, renting at $1100 a month. No showings without an accepted contract.

12. 2025-09-10
    status Active
13. 2025-09-10
    price $49,000
14. 2025-07-02
    status Pending
15. 2025-06-13
    listed $55,000 Active
16. 2024-12-01
    historical
17. 2024-11-05
    status Active
18. 2024-10-23
    status Pending
19. 2024-10-02
    listed $65,000 Active
20. 2020-09-15
    soldstatus $22,000
21. 2001-09-27
    soldstatus

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $387 · $32/mo
• Expected delta: +$73/yr (+$6/mo · 23.1%)

ⓘ 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: $12,743
• − Mortgage interest: −$2,235
• − Property taxes: −$314
• − Insurance: −$200
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$1,161
• Taxable income: $6,795
• Est. tax owed @ 24.0%: −$1,631
• After-tax cash flow: $5,412/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

+240.5% since first listed

12 events — show timeline

• 2026-04-20 Listed $74,900 MARIS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $74,900 MARIS as Distributed by MLS Grid
• 2025-09-10 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-10 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2025-07-02 Pending — MARIS as Distributed by MLS Grid
• 2025-06-13 Listed $55,000 MARIS as Distributed by MLS Grid
• 2024-12-01 Delisted — MARIS as Distributed by MLS Grid
• 2024-11-05 Relisted — MARIS as Distributed by MLS Grid
• 2024-10-23 Pending — MARIS as Distributed by MLS Grid
• 2024-10-02 Listed $65,000 MARIS as Distributed by MLS Grid
• 2020-09-15 Sold (Public Records) $22,000 Public Records
• 2001-09-27 Sold (Public Records) — Public Records

Property tax history

-2.7%/yr

Latest (2024): $314 · +4.7% YoY. Source: county tax records.