5977 Lalite Ave · St. Louis, MO 63136

$71,900

2 bd · 1.0 ba · 644 sqft · SingleFamily public records · 60 Days on market

Built 1917 3,750 sqft lot $112/sqft · 179% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

*Great Addition to your Rental portfolio *New Roof-Gutters-HWH-Paint-Vinyl Plank FlooringThermal Windows-6 Panel Doors"Nice Backyard*

Key facts

• Gutters
• Thermal windows
• Hwh

Tags

• NEW ROOF
• GUTTERS
• HWH
• PAINT
• VINYL PLANK FLOORING
• THERMAL WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: Rents rising fast (+5.0%/yr); 376 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($497 loan paydown + $3k appreciation (3.8% local appreciation)).
• 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 (3.8% appreciation + 5.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $72k implies a 306% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — 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 $69,743 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1917 — 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: 1.43% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.27%
• DSCR: 2.04
• GRM: 5.8

CMA / ARV

• ARV (median comp): $25,740
• List price: $71,900
• Delta: 179.33%
• 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
6062 Thekla	0.16mi	1/1.0 (-1)	640 (-1%)	15mo	$36,000	$56	74
6342 Lena Ave	0.52mi	2/1.0	678 (+5%)	2mo	$40,000	$59	66
4750 Plover Ave	0.55mi	2/1.0	672 (+4%)	6mo	$35,000	$52	62
5916 Lalite Ave	0.11mi	2/1.0	720 (+12%)	18mo	$20,000	$28	60
5239 Hamilton Ave	0.43mi	2/1.0	725 (+13%)	2mo	$8,750	$12	58
5760 Acme Ave	0.74mi	1/1.0 (-1)	624 (-3%)	4mo	$15,000	$24	52
5471 Janet Ave	0.67mi	2/1.0	696 (+8%)	9mo	$30,000	$43	48
5626 Vivian Pl	0.53mi	1/1.0 (-1)	704 (+9%)	10mo	$20,000	$28	47
5425 Janet Ave	0.63mi	2/1.0	725 (+13%)	10mo	$17,999	$25	42
7028 Dawson Pl	0.73mi	1/— (-1)	602 (-6%)	15mo	$29,999	$50	37
5313 Helen Ave	0.54mi	2/1.0	730 (+13%)	20mo	$50,000	$68	36
5635 Hodiamont Ave	0.72mi	2/1.0	580 (-10%)	18mo	$39,900	$69	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.92×
• Total profit: $38,617
• Equity at exit: $35,575

10-year hold

• IRR: 32.7%
• Equity multiple: 6.08×
• Total profit: $102,238
• Equity at exit: $57,496

Cash invested: $20,132 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 376
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,027 high
• Mortgage (P&I): −$377
• Tax from tax record: −$14 /mo · $169/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $390

Break-even live

Break-even rent $533

Max offer price $71,900

Occupancy floor 57%

Sensitivity live

Price	-10% $431	-5% $411	+0% $390	+5% $370	+10% $350
Rent	-10% $309	-5% $350	+0% $390	+5% $431	+10% $471
Rate	-1.0pp $427	-0.5pp $409	base $390	+0.5pp $372	+1.0pp $353

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: $17,975
• Closing costs: $2,157
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	5d	1	0.60mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	21d	1	0.70mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	45d	1	0.75mi
4935 Alcott Ave Saint Louis, MO	3.0	1.0	680	$705	$1.04	17d	1	0.80mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	19d	1	1.11mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	5d	1	1.29mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	45d	1	1.31mi

Listing history 20 events

1. 2026-06-21
   days on market $71,900 Active 60 DOM
2. 2026-06-18
   days on market $71,900 Active 57 DOM
3. 2026-06-17
   days on market $71,900 Active 56 DOM
4. 2026-06-16
   days on market $71,900 Active 55 DOM
5. 2026-06-15
   days on market $71,900 Active 54 DOM
6. 2026-06-13
   days on market $71,900 Active 52 DOM
7. 2026-06-09
   days on market $71,900 Active 48 DOM
8. 2026-06-08
   days on market $71,900 Active 47 DOM
9. 2026-06-07
   days on market $71,900 Active 46 DOM
10. 2026-06-05
    days on market $71,900 Active 43 DOM
11. 2026-06-03
    days on market $71,900 Active 42 DOM
12. 2026-06-02
    days on market $71,900 Active 41 DOM
13. 2026-06-01
    days on market $71,900 Active 40 DOM
14. 2026-05-31
    days on market $71,900 Active 39 DOM
15. 2026-05-13
    price $71,900 138-char remark

    Show marketing remark (138 chars)

    *Great Addition to your Rental portfolio *New Roof-Gutters-HWH-Paint-Vinyl Plank FlooringThermal Windows-6 Panel Doors"Nice Backyard*

16. 2026-04-22
    listed $74,900 Active 138-char remark

    Show marketing remark (138 chars)

    *Great Addition to your Rental portfolio *New Roof-Gutters-HWH-Paint-Vinyl Plank FlooringThermal Windows-6 Panel Doors"Nice Backyard*

17. 2010-12-17
    soldstatus $17,700
18. 2006-12-27
    soldstatus $58,000
19. 2005-06-08
    soldstatus
20. 2001-05-01
    soldstatus $35,000

ⓘ 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: $169 · $14/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$529/yr (+$44/mo · 313.6%)

ⓘ 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,325
• − Mortgage interest: −$4,028
• − Property taxes: −$169
• − Insurance: −$360
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,092
• Taxable income: $3,706
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $3,795/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 County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

+105.4% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $71,900 MARIS as Distributed by MLS Grid
• 2026-04-22 Listed $74,900 MARIS as Distributed by MLS Grid
• 2010-12-17 Sold (Public Records) $17,700 Public Records
• 2006-12-27 Sold (Public Records) $58,000 Public Records
• 2005-06-08 Sold (Public Records) — Public Records
• 2001-05-01 Sold (Public Records) $35,000 Public Records

Property tax history

-3.5%/yr

Latest (2024): $169 · +4.3% YoY. Source: county tax records.