1719 Edwards St · St. Louis, MO 63110

$175,000

4 bd · 2.0 ba · 759 sqft · SingleFamily public records · 27 Days on market

Built 1915 2,495 sqft lot $231/sqft · 19% above area ↓ 5% since listing

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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 +9.2/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Historic raised 2-story renovation opportunity on The Hill with approx 1900 SQ FT, 4 bedrooms and 2 baths. Corner location, predominant brick exterior with fenced front yard, GARAGE addition. Staircase up to bright living room. Newer STAINLESS STEEL kitchen gas range and dishwasher. Huge 22-FT REC ROOM over garage. Formal dining, family room, full bath with tub/shower combo, and 3-season SUNROOM with sliding door to FENCED PATIO. Bedrooms upstairs with views of city lights, plus hall bath with shower. Vinyl tilt-in INSULATED WINDOWS and newer DUAL HVAC systems. Short walk to award-winning RESTAURANTS! Close to world-class 1370-acre FOREST PARK (nature reserve, lakes, boating, museums, zoo, science center, theater, sports, 2 golf courses and more), near Highways 44/100/64 and popular St Louis attractions. Property to be conveyed in its current condition.

Key facts

• 2,495 sq ft lot
• Garage
• Built 1915

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: Rents rising fast (+6.2%/yr); 98 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 37% of the median local income ($82k/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 $1k of loan paydown is wiped out by about $5k 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 + 6.2% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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: 1.42% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.95%
• DSCR: 1.89
• GRM: 5.9

CMA / ARV

• ARV (median comp): $367,855
• List price: $175,000
• Delta: -52.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5630 Botanical Ave	0.69mi	3/2.0 (-1)	850 (+12%)	20mo	$365,000	$429	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 · 6.24% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.65×
• Total profit: $31,924
• Equity at exit: $26,093

10-year hold

• IRR: 26.5%
• Equity multiple: 3.68×
• Total profit: $131,426
• Equity at exit: $15,131

Cash invested: $49,000 (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 63110

• Rents YoY: 6.2%
• Active inventory: 98
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$918
• Tax from tax record: −$164 /mo · $1,964/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $815

Break-even live

Break-even rent $1,461

Max offer price $175,000

Occupancy floor 62%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5700 Highlands Plaza Dr Saint Louis, MO	3.0	1.0–2.0	1029	$4,100	$3.98	1d	24	0.75mi
4370 Swan Ave Unit B St. Louis, MO	3.0	1.0	900	$1,500	$1.67	43d	1	0.89mi
3132 Park Hampton Ct Saint Louis, MO	3.0	2.5	1106	$2,100	$1.90	43d	1	1.19mi
6225 Marmaduke Ave Saint Louis, MO	3.0	2.0	1008	$2,179	$2.16	4d	1	1.25mi
3227 Jasper Park Saint Louis, MO	3.0	1.0	972	$1,695	$1.74	17d	1	1.32mi
925 S Sarah St Unit 1031865P St. Louis, MO	4.0	2.0	796	$5,889	$7.40	43d	1	1.43mi
4041 Chouteau Ave St. Louis, MO	3.0	1.0–2.0	990	$3,095	$3.12	14d	53	1.48mi
4041 Chouteau Ave St. Louis, MO	3.0	1.0–2.0	990	$3,298	$3.33	1d	39	1.48mi
18 S Kingshighway Blvd Saint Louis, MO	4.0	1.0–2.0	730	$2,535	$3.47	43d	42	1.48mi
18 S Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	780	$2,570	$3.29	2d	52	1.48mi

Listing history 4 events

1. 2026-05-12
   status Pending 865-char remark

   Show marketing remark (865 chars)

   Historic raised 2-story renovation opportunity on The Hill with approx 1900 SQ FT, 4 bedrooms and 2 baths. Corner location, predominant brick exterior with fenced front yard, GARAGE addition. Staircase up to bright living room. Newer STAINLESS STEEL kitchen gas range and dishwasher. Huge 22-FT REC ROOM over garage. Formal dining, family room, full bath with tub/shower combo, and 3-season SUNROOM with sliding door to FENCED PATIO. Bedrooms upstairs with views of city lights, plus hall bath with shower. Vinyl tilt-in INSULATED WINDOWS and newer DUAL HVAC systems. Short walk to award-winning RESTAURANTS! Close to world-class 1370-acre FOREST PARK (nature reserve, lakes, boating, museums, zoo, science center, theater, sports, 2 golf courses and more), near Highways 44/100/64 and popular St Louis attractions. Property to be conveyed in its current condition.

2. 2026-04-24
   price $175,000 865-char remark

   Show marketing remark (865 chars)

   Historic raised 2-story renovation opportunity on The Hill with approx 1900 SQ FT, 4 bedrooms and 2 baths. Corner location, predominant brick exterior with fenced front yard, GARAGE addition. Staircase up to bright living room. Newer STAINLESS STEEL kitchen gas range and dishwasher. Huge 22-FT REC ROOM over garage. Formal dining, family room, full bath with tub/shower combo, and 3-season SUNROOM with sliding door to FENCED PATIO. Bedrooms upstairs with views of city lights, plus hall bath with shower. Vinyl tilt-in INSULATED WINDOWS and newer DUAL HVAC systems. Short walk to award-winning RESTAURANTS! Close to world-class 1370-acre FOREST PARK (nature reserve, lakes, boating, museums, zoo, science center, theater, sports, 2 golf courses and more), near Highways 44/100/64 and popular St Louis attractions. Property to be conveyed in its current condition.

3. 2026-04-16
   listed $185,000 Active 865-char remark

   Show marketing remark (865 chars)

   Historic raised 2-story renovation opportunity on The Hill with approx 1900 SQ FT, 4 bedrooms and 2 baths. Corner location, predominant brick exterior with fenced front yard, GARAGE addition. Staircase up to bright living room. Newer STAINLESS STEEL kitchen gas range and dishwasher. Huge 22-FT REC ROOM over garage. Formal dining, family room, full bath with tub/shower combo, and 3-season SUNROOM with sliding door to FENCED PATIO. Bedrooms upstairs with views of city lights, plus hall bath with shower. Vinyl tilt-in INSULATED WINDOWS and newer DUAL HVAC systems. Short walk to award-winning RESTAURANTS! Close to world-class 1370-acre FOREST PARK (nature reserve, lakes, boating, museums, zoo, science center, theater, sports, 2 golf courses and more), near Highways 44/100/64 and popular St Louis attractions. Property to be conveyed in its current condition.

4. 2026-04-14
   historical $185,000 865-char remark

   Show marketing remark (865 chars)

   Historic raised 2-story renovation opportunity on The Hill with approx 1900 SQ FT, 4 bedrooms and 2 baths. Corner location, predominant brick exterior with fenced front yard, GARAGE addition. Staircase up to bright living room. Newer STAINLESS STEEL kitchen gas range and dishwasher. Huge 22-FT REC ROOM over garage. Formal dining, family room, full bath with tub/shower combo, and 3-season SUNROOM with sliding door to FENCED PATIO. Bedrooms upstairs with views of city lights, plus hall bath with shower. Vinyl tilt-in INSULATED WINDOWS and newer DUAL HVAC systems. Short walk to award-winning RESTAURANTS! Close to world-class 1370-acre FOREST PARK (nature reserve, lakes, boating, museums, zoo, science center, theater, sports, 2 golf courses and more), near Highways 44/100/64 and popular St Louis attractions. Property to be conveyed in its current condition.

ⓘ 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: $1,964 · $164/mo
• Projected year-2 tax: $1,964 · $164/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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,909
• − Mortgage interest: −$9,803
• − Property taxes: −$1,964
• − Insurance: −$875
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$5,091
• Taxable income: $7,391
• Est. tax owed @ 24.0%: −$1,774
• After-tax cash flow: $8,003/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): 17,645
• Household income: $81,655
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 921.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 9% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -206.93%
• Current HPI: 342.2466
• Rent YoY: ▲ 6.24%
• 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

-5.4% since first listed

4 events — show timeline

• 2026-05-12 Pending — MARIS as Distributed by MLS Grid
• 2026-04-24 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2026-04-16 Listed $185,000 MARIS as Distributed by MLS Grid
• 2026-04-14 Coming Soon $185,000 MARIS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2024): $1,964 · +5.1% YoY. Source: county tax records.