2834 Mount Pleasant St · St. Louis, MO 63111

$120,000

3 bd · 2.0 ba · 1,920 sqft · SingleFamily public records · 27 Days on market

Built 1906 3,123 sqft lot $62/sqft · 31% below area Est $173k · 31% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.5/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 full bath home in The Mount Pleasant Neighborhood. This is a big house (1920 sq ft) with great potential. Very open Floor plan with a large living room, dining room, kitchen and bathroom on the main floor. The living room has a lovely fireplace with mantel. There are high ceilings and and a great "flow". Upstairs are 3 good sized bedrooms (one with a balcony) and another full bathroom. Needs some work but definitely worth the effort. Home being sold as-is

Key facts

• 3,123 sq ft lot
• Built 1906
• Listed 27 days

Property features AI

Finance

• Other: No pool
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected
• Home design: Single-family residence; Two levels; Residential property
• Construction: Brick construction; Built above grade finished area of 1,920 (assessor)
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms (all on the upper level)
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Monroe Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 158 students, 98% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 35% of the median local income ($47k/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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $45k; list at $120k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1906 — 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: 1.15% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (median comp): $173,209
• List price: $120,000
• Delta: -30.72%
• 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
4631 Oregon Ave	0.05mi	4/2.0 (+1)	1,874 (-2%)	8mo	$164,900	$88	82
4540 Nebraska Ave	0.06mi	2/2.0 (-1)	1,712 (-11%)	2mo	$129,900	$76	73
4639 Virginia Ave	0.43mi	3/2.5	1,980 (+3%)	9mo	$215,000	$109	65
3100 Osceola St	0.31mi	3/2.5	2,070 (+8%)	8mo	$187,900	$91	64
4312 Oregon Ave	0.36mi	4/2.0 (+1)	2,032 (+6%)	8mo	$122,000	$60	62
4705 Virginia Ave	0.44mi	4/3.0 (+1)	2,044 (+6%)	5mo	$230,000	$113	56
4111 California Ave	0.61mi	3/2.0	2,056 (+7%)	7mo	$174,900	$85	54
5405 Michigan Ave	0.66mi	2/1.5 (-1)	2,031 (+6%)	1mo	$149,000	$73	52
4675 Tennessee Ave	0.67mi	4/2.5 (+1)	2,048 (+7%)	5mo	$299,000	$146	46
4246 Nebraska Ave	0.42mi	2/1.5 (-1)	1,642 (-14%)	8mo	$49,900	$30	42
4608 S Grand Blvd	0.68mi	3/2.5	2,201 (+15%)	4mo	$279,000	$127	39
5024 Louisiana St	0.70mi	2/1.0 (-1)	1,653 (-14%)	9mo	$139,900	$85	28

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-690
• Equity at exit: $17,892

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $24,634
• Equity at exit: $10,375

Cash invested: $33,600 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$629
• Tax from tax record: −$125 /mo · $1,501/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $288

Break-even live

Break-even rent $1,018

Max offer price $120,000

Occupancy floor 74%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	4d	1	0.21mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	1d	1	0.39mi
4657 Idaho Ave Unit 4659 St. Louis, MO	2.0	2.0	1668	$1,295	$0.78	23d	1	0.48mi
4250 Michigan Ave Saint Louis, MO	2.0	1.0	2184	$1,200	$0.55	43d	1	0.49mi
4130 Minnesota Ave Saint Louis, MO	2.0	1.0	1234	$975	$0.79	14d	1	0.63mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	43d	1	0.65mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	43d	1	0.67mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	4d	1	0.75mi
3635 Marceline Ter Unit 2ND St. Louis, MO	3.0	1.0	1250	$1,275	$1.02	43d	1	0.80mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	17d	1	0.84mi
3914 Michigan Ave Saint Louis, MO	2.0	1.0	1376	$1,150	$0.84	43d	1	0.91mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	23d	1	0.94mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	14d	1	0.96mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	20d	1	0.96mi
4005 S Grand Blvd Saint Louis, MO	4.0	1.0	1323	$1,150	$0.87	16d	1	1.00mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	1d	1	1.35mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	43d	1	1.39mi
4000 Schiller Pl Saint Louis, MO	2.0	2.5	1448	$1,618	$1.12	7d	1	1.43mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	16d	1	1.49mi

Listing history 20 events

1. 2026-06-02
   status $120,000 Pending 27 DOM
2. 2026-06-01
   days on market $120,000 Active Under Contract 27 DOM
3. 2026-05-31
   days on market $120,000 Active Under Contract 26 DOM
4. 2026-05-11
   historical Active Under Contract 134-char remark
5. 2026-05-05
   listed $120,000 Active 134-char remark
6. 2023-03-08
   soldstatus $45,000
7. 2023-03-01
   soldstatus Closed 488-char remark

   Show marketing remark (488 chars)

   3 bedroom, 2 full bath home in The Mount Pleasant Neighborhood. This is a big house (1920 sq ft) with great potential. Very open Floor plan with a large living room, dining room, kitchen and bathroom on the main floor. The living room has a lovely fireplace with mantel. There are high ceilings and and a great "flow". Upstairs are 3 good sized bedrooms (one with a balcony) and another full bathroom. Needs some work but definitely worth the effort. Home being sold as-is

8. 2023-02-17
   status Pending 488-char remark

   Show marketing remark (488 chars)

   3 bedroom, 2 full bath home in The Mount Pleasant Neighborhood. This is a big house (1920 sq ft) with great potential. Very open Floor plan with a large living room, dining room, kitchen and bathroom on the main floor. The living room has a lovely fireplace with mantel. There are high ceilings and and a great "flow". Upstairs are 3 good sized bedrooms (one with a balcony) and another full bathroom. Needs some work but definitely worth the effort. Home being sold as-is

9. 2023-02-16
   listed $35,000 Active 488-char remark

   Show marketing remark (488 chars)

   3 bedroom, 2 full bath home in The Mount Pleasant Neighborhood. This is a big house (1920 sq ft) with great potential. Very open Floor plan with a large living room, dining room, kitchen and bathroom on the main floor. The living room has a lovely fireplace with mantel. There are high ceilings and and a great "flow". Upstairs are 3 good sized bedrooms (one with a balcony) and another full bathroom. Needs some work but definitely worth the effort. Home being sold as-is

10. 2021-07-09
    price $98,500
11. 2021-06-08
    price $106,000
12. 2014-09-30
    soldstatus
13. 2014-08-05
    soldstatus $36,000
14. 2014-06-23
    soldstatus
15. 2013-10-04
    listed $39,900
16. 2004-07-23
    soldstatus $117,500
17. 2003-01-14
    soldstatus
18. 1995-05-11
    soldstatus
19. 1992-12-01
    soldstatus $22,000
20. 1992-07-07
    soldstatus $45,500

ⓘ 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: $1,501 · $125/mo
• Projected year-2 tax: $1,501 · $125/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 ≥108°F today · 20 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: $16,600
• − Mortgage interest: −$6,722
• − Property taxes: −$1,501
• − Insurance: −$600
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,491
• Taxable income: $1,630
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $3,070/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+163.7% since first listed

19 events — show timeline

• 2026-06-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-06-01 Pending — MARIS as Distributed by MLS Grid
• 2026-05-11 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-05 Listed $120,000 MARIS as Distributed by MLS Grid
• 2023-03-08 Sold (Public Records) $45,000 Public Records
• 2023-03-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-02-17 Pending — MARIS as Distributed by MLS Grid
• 2023-02-16 Listed $35,000 MARIS as Distributed by MLS Grid
• 2021-07-09 Price Changed $98,500 MARIS as Distributed by MLS Grid
• 2021-06-08 Price Changed $106,000 MARIS as Distributed by MLS Grid
• 2014-09-30 Sold (Public Records) — Public Records
• 2014-08-05 Sold (Public Records) $36,000 Public Records
• 2014-06-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-10-04 Listed $39,900 MARIS as Distributed by MLS Grid
• 2004-07-23 Sold (Public Records) $117,500 Public Records
• 2003-01-14 Sold (Public Records) — Public Records
• 1995-05-11 Sold (Public Records) — Public Records
• 1992-12-01 Sold (Public Records) $22,000 Public Records
• 1992-07-07 Sold (Public Records) $45,500 Public Records

Property tax history

+14.5%/yr

Latest (2024): $1,501 · +5.1% YoY. Source: county tax records.