1514 N Leffingwell Ave · St. Louis, MO 63106

$55,000

2 bd · 3.0 ba · 2,356 sqft · Land · 277 Days on market

Built 1893 3,023 sqft lot $23/sqft · 23% above area Est $45k · 23% over ↓ 38% since listing

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Why this score? — see what drove the D- 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 +15.0/30.0
• Appreciation +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

THIS HOME IS LOCATED IN BEAUTIFUL UPCOMPING NEW NORTH ST LOUIS MO. DO NOT MISS THE WONDERFUL OPPORTUNITY TO INVEST. THIS IS A WONDERFUL OPPORTUNITY TO BUILD YOUR INVESTMENT PORTFOLIO. IF YOU ARE LOOKING TO BUILD MORE INCOME THIS IS A GREAT START. TO BUILDING GENERATIONAL WEALTH THROUGH INVESTMENT PROPERTY. CALL ME UP FOR MORE DETAILS.

Key facts

• 3,023 sq ft lot
• Built 1893
• Listed 276 days

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath land listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.2% 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 D — 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: 15 active listings in the ZIP; 12 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).

Forward outlook

• In year one you build about $1k of equity ($380 loan paydown + $1k appreciation (1.9% 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 (1.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1893 — 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 4.24% ✓
• Cap rate: 38.23%
• Cash-on-cash: 114.05%
• DSCR: 6.07
• GRM: 2.0

CMA / ARV

• ARV (median comp): $44,722
• List price: $55,000
• Delta: 22.98%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.28×
• Total profit: $96,764
• Equity at exit: $21,417

10-year hold

• IRR: —
• Equity multiple: 15.15×
• Total profit: $217,940
• Equity at exit: $30,629

Cash invested: $15,400 (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 63106

• Home prices YoY: 1.4%
• Active inventory: 15
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,334 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,464

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,502	-5% $1,483	+0% $1,464	+5% $1,445	+10% $1,426
Rent	-10% $1,279	-5% $1,371	+0% $1,464	+5% $1,556	+10% $1,648
Rate	-1.0pp $1,491	-0.5pp $1,478	base $1,464	+0.5pp $1,449	+1.0pp $1,435

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2647 Locust St St. Louis, MO	1.0	1.5	2168	$2,950	$1.36	44d	1	0.78mi
3681 Lindell Blvd Saint Louis, MO	3.0	1.0–2.5	1292	$2,818	$2.18	2d	62	1.17mi
1611 Locust St Saint Louis, MO	2.0	2.0	2062	$2,100	$1.02	13d	1	1.19mi
3717-3721 Westminster Pl St. Louis, MO	3.0	1.0–3.0	1343	$2,098	$1.56	17d	4	1.20mi
1523 Angelrodt St Saint Louis, MO	2.0	1.0	3049	$1,000	$0.33	18d	1	1.21mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$1,966	$1.83	17d	81	1.23mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$1,963	$1.83	2d	128	1.23mi
2207 Angelica St Unit 1 St. Louis, MO	2.0	1.0	1734	$1,350	$0.78	44d	1	1.29mi
1324 Washington Ave St. Louis, MO	2.0	2.0	1789	$1,962	$1.10	2d	1	1.32mi
703 N 13th St St. Louis, MO	2.0	2.0	2516	$2,990	$1.19	44d	1	1.37mi
1209 Washington Ave Saint Louis, MO	1.0–2.0	1.5–2.0	1483	$2,190	$1.48	2d	22	1.40mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	5d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $55,000 Active 277 DOM
2. 2026-06-18
   days on market $55,000 Active 274 DOM
3. 2026-06-17
   days on market $55,000 Active 273 DOM
4. 2026-06-16
   days on market $55,000 Active 272 DOM
5. 2026-06-15
   days on market $55,000 Active 271 DOM
6. 2026-06-13
   days on market $55,000 Active 269 DOM
7. 2026-06-09
   days on market $55,000 Active 265 DOM
8. 2026-06-08
   days on market $55,000 Active 264 DOM
9. 2026-06-08
   days on market $55,000 Active 263 DOM
10. 2026-06-05
    days on market $55,000 Active 260 DOM
11. 2026-06-03
    days on market $55,000 Active 259 DOM
12. 2026-06-02
    days on market $55,000 Active 258 DOM
13. 2026-06-01
    days on market $55,000 Active 257 DOM
14. 2026-06-01
    days on market $55,000 Active 256 DOM
15. 2026-04-23
    price $55,000 337-char remark

    Show marketing remark (337 chars)

    THIS HOME IS LOCATED IN BEAUTIFUL UPCOMPING NEW NORTH ST LOUIS MO. DO NOT MISS THE WONDERFUL OPPORTUNITY TO INVEST. THIS IS A WONDERFUL OPPORTUNITY TO BUILD YOUR INVESTMENT PORTFOLIO. IF YOU ARE LOOKING TO BUILD MORE INCOME THIS IS A GREAT START. TO BUILDING GENERATIONAL WEALTH THROUGH INVESTMENT PROPERTY. CALL ME UP FOR MORE DETAILS.

16. 2026-04-23
    price $65,000 337-char remark

    Show marketing remark (337 chars)

    THIS HOME IS LOCATED IN BEAUTIFUL UPCOMPING NEW NORTH ST LOUIS MO. DO NOT MISS THE WONDERFUL OPPORTUNITY TO INVEST. THIS IS A WONDERFUL OPPORTUNITY TO BUILD YOUR INVESTMENT PORTFOLIO. IF YOU ARE LOOKING TO BUILD MORE INCOME THIS IS A GREAT START. TO BUILDING GENERATIONAL WEALTH THROUGH INVESTMENT PROPERTY. CALL ME UP FOR MORE DETAILS.

17. 2025-12-01
    price $75,000 337-char remark

    Show marketing remark (337 chars)

    THIS HOME IS LOCATED IN BEAUTIFUL UPCOMPING NEW NORTH ST LOUIS MO. DO NOT MISS THE WONDERFUL OPPORTUNITY TO INVEST. THIS IS A WONDERFUL OPPORTUNITY TO BUILD YOUR INVESTMENT PORTFOLIO. IF YOU ARE LOOKING TO BUILD MORE INCOME THIS IS A GREAT START. TO BUILDING GENERATIONAL WEALTH THROUGH INVESTMENT PROPERTY. CALL ME UP FOR MORE DETAILS.

18. 2025-09-17
    listed $89,000 Active 337-char remark

    Show marketing remark (337 chars)

    THIS HOME IS LOCATED IN BEAUTIFUL UPCOMPING NEW NORTH ST LOUIS MO. DO NOT MISS THE WONDERFUL OPPORTUNITY TO INVEST. THIS IS A WONDERFUL OPPORTUNITY TO BUILD YOUR INVESTMENT PORTFOLIO. IF YOU ARE LOOKING TO BUILD MORE INCOME THIS IS A GREAT START. TO BUILDING GENERATIONAL WEALTH THROUGH INVESTMENT PROPERTY. CALL ME UP FOR MORE DETAILS.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°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: $28,006
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − Depreciation: −$1,600
• Taxable income: $17,744
• Est. tax owed @ 24.0%: −$4,259
• After-tax cash flow: $13,305/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
• City population: 283,259
• Population (ZIP): 7,742

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 (89%)
• Race & ethnicity: Black 89% White 7% Two or more races 2% Hispanic / Latino 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 2%

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: ▲ 1.91%
• Current HPI: 133.284
• Rent YoY: —
• Metro: —
• 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

-38.2% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2025-12-01 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2025-09-17 Listed $89,000 MARIS as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2024): $9 · +5.1% YoY. Source: county tax records.