2905 Meramec St · St. Louis, MO 63118

$71,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 8 Days on market

Built 1910 Est $138k · 48% 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
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Ready for REHAB! Not Occupied - VIEWINGS of this property are by appointment only. & quot; As is& quot; sale with no contingencies or inspections. The property at 2905 Meramec Street, Saint Louis, Missouri is a Residential Single Family property with 3 bedroom(s) and 1.0 bathroom(s), built in 1910 and is 1452 square feet. Excellent opportunity!

Key facts

• Built 1910
• Listed 7 days

Property features AI

Finance

• Other: No additional amenities provided
• Financial info: No financial details provided
• HOA & community: No HOA or community details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: No utility details provided
• Home design: Built in 1910
• Construction: 1288 square feet of living area
• Exterior features: Located in the Dutchtown neighborhood

Interior

• Kitchen: No kitchen details provided
• Bedrooms: No bedroom details provided
• Flooring: No flooring details provided
• Bathrooms: No bathroom details provided
• Heating & cooling: No heating or cooling details provided
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Cap rate 15.5% 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: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 242 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $491 of loan paydown is wiped out by about $2k 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 + 4.9% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $71,000

Questions for the listing agent

1. Built in 1910 — 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: 1.76% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.88%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $137,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3139 Mount Pleasant St	0.54mi	3/2.0	1,270 (-1%)	1mo	$175,000	$138	68
4240 Nebraska Ave	0.10mi	3/—	1,476 (+15%)	6mo	$35,000	$24	66
4412 Pennsylvania Ave	0.30mi	2/2.0 (-1)	1,150 (-11%)	4mo	$165,000	$143	56
3647 S Compton Ave	0.69mi	2/1.0 (-1)	1,355 (+5%)	1mo	$144,900	$107	53
3840 S Compton Ave	0.46mi	3/1.0	1,106 (-14%)	4mo	$168,000	$152	52
3025 Mount Pleasant St	0.51mi	3/2.0	1,462 (+14%)	1mo	$130,000	$89	49
2119 Chippewa St	0.74mi	2/1.0 (-1)	1,372 (+6%)	2mo	$160,000	$117	48
3616 Osceola St	0.61mi	4/2.0 (+1)	1,400 (+9%)	5mo	$199,900	$143	44
4644 Michigan	0.63mi	2/1.0 (-1)	1,174 (-9%)	8mo	$65,000	$55	44
3841 Michigan Ave	0.45mi	2/1.0 (-1)	1,098 (-15%)	8mo	$42,000	$38	43
4431 Alaska	0.65mi	3/2.0	1,138 (-12%)	4mo	$109,900	$97	42
4740 Nebraska Ave	0.74mi	2/1.0 (-1)	1,197 (-7%)	8mo	$99,000	$83	42

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 2.29×
• Total profit: $25,602
• Equity at exit: $10,586

10-year hold

• IRR: 38.3%
• Equity multiple: 4.89×
• Total profit: $77,262
• Equity at exit: $6,139

Cash invested: $19,880 (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 63118

• Rents YoY: 4.9%
• Active inventory: 242
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$372
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $545

Break-even live

Break-even rent $561

Max offer price $71,000

Occupancy floor 51%

Sensitivity live

Price	-10% $585	-5% $565	+0% $545	+5% $525	+10% $505
Rent	-10% $446	-5% $495	+0% $545	+5% $594	+10% $644
Rate	-1.0pp $580	-0.5pp $563	base $545	+0.5pp $526	+1.0pp $508

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4127 Oregon Ave Unit 2F St. Louis, MO	2.0	1.0	1000	$1,203	$1.20	25d	1	0.07mi
4130 Minnesota Ave Saint Louis, MO	2.0	1.0	1234	$975	$0.79	16d	1	0.14mi
4126 Minnesota Ave Unit 2f St. Louis, MO	2.0	1.0	1150	$1,028	$0.89	25d	1	0.14mi
4238 California Ave St. Louis, MO	2.0	1.0	1000	$1,300	$1.30	45d	1	0.15mi
4127 Minnesota Ave Unit 1F St. Louis, MO	3.0	1.0	1155	$1,200	$1.04	45d	1	0.16mi
4127 Minnesota Ave Unit 2F St. Louis, MO	3.0	1.0	1155	$1,200	$1.04	45d	1	0.16mi
4308 Nebraska Ave Unit B St. Louis, MO	2.0	2.0	1012	$1,148	$1.13	9d	1	0.16mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	45d	1	0.28mi
3922 Minnesota Ave Saint Louis, MO	2.0	1.0	1000	$925	$0.93	45d	1	0.33mi
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,250	$0.83	0d	1	0.37mi
3914 Michigan Ave Saint Louis, MO	2.0	1.0	1376	$1,150	$0.84	45d	1	0.38mi
3116 Keokuk St Unit 1F St. Louis, MO	2.0	1.0	900	$850	$0.94	3d	1	0.39mi
3116 Keokuk St Saint Louis, MO	2.0	1.0	900	$850	$0.94	4d	1	0.39mi
3855 Minnesota Ave Unit B St. Louis, MO	2.0	1.0	900	$850	$0.94	45d	1	0.41mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	25d	1	0.41mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	16d	1	0.43mi
4528 Nebraska Ave Unit 305 St. Louis, MO	2.0	2.0	950	$1,345	$1.42	25d	1	0.46mi
3829 S Compton Ave Unit B St. Louis, MO	2.0	1.0	1040	$1,050	$1.01	25d	1	0.51mi
3829 S Compton Ave Unit A St. Louis, MO	2.0	1.0	1040	$1,000	$0.96	18d	1	0.51mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	5d	1	0.53mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	19d	1	0.57mi
3739 Ohio Ave Unit A St. Louis, MO	2.0	1.0	900	$1,000	$1.11	6d	1	0.58mi
3428 Dunnica Ave Saint Louis, MO	2.0	1.0	1050	$995	$0.95	45d	1	0.60mi
4416 S Grand Blvd Saint Louis, MO	3.0	1.0	963	$1,550	$1.61	25d	1	0.62mi
4005 S Grand Blvd Saint Louis, MO	4.0	1.0	1323	$1,150	$0.87	18d	1	0.63mi
4657 Idaho Ave Unit 4659 St. Louis, MO	2.0	2.0	1668	$1,295	$0.78	25d	1	0.70mi
4637 Louisiana Ave Saint Louis, MO	2.0	1.0	1104	$1,175	$1.06	13d	1	0.70mi
4222 S 38th St St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	0d	1	0.73mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	22d	1	0.73mi
3614 Virginia Ave Saint Louis, MO	2.0	1.0	980	$1,200	$1.22	45d	1	0.77mi
3700 S Broadway St Unit 2N St. Louis, MO	2.0	1.0	975	$925	$0.95	25d	1	0.77mi
4053 Giles Ave Unit A St. Louis, MO	2.0	1.0	1082	$995	$0.92	12d	1	0.78mi
3534 Nebraska Ave Saint Louis, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	0.79mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	3d	1	0.80mi
3530 Oregon Ave Unit 3532 St. Louis, MO	2.0	1.0	1035	$825	$0.80	45d	1	0.80mi
3324 Liberty St Saint Louis, MO	2.0	1.0	1100	$950	$0.86	18d	1	0.82mi
4716 Louisiana Ave Unit 2F St. Louis, MO	2.0	1.0	1200	$995	$0.83	45d	1	0.83mi
3243 Delor St Unit 3243 St. Louis, MO	3.0	1.0	1100	$1,250	$1.14	23d	1	0.83mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	45d	1	0.84mi
3635 Marceline Ter Unit 2ND St. Louis, MO	3.0	1.0	1250	$1,275	$1.02	45d	1	0.85mi

Listing history 6 events

1. 2026-06-21
   days on market $71,000 Active 8 DOM
2. 2026-06-18
   days on market $71,000 Active 5 DOM
3. 2026-06-17
   days on market $71,000 Active 4 DOM
4. 2026-06-16
   days on market $71,000 Active 3 DOM
5. 2026-06-15
   remarks 347-char remark
6. 2026-06-15
   listed $71,000 Active 2 DOM

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $689 · $57/mo
• Expected delta: +$190/yr (+$16/mo · 38.0%)

ⓘ 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 · 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: $15,011
• − Mortgage interest: −$3,977
• − Property taxes: −$499
• − Insurance: −$355
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,065
• Taxable income: $5,713
• Est. tax owed @ 24.0%: −$1,371
• After-tax cash flow: $5,166/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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 0.63)
• Race & ethnicity: White 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+23.5% since first listed

2 events — show timeline

• 2026-06-14 Listed $71,000 FSBO.com
• 1999-07-30 Sold (Public Records) $57,500 Public Records

Property tax history

+2.2%/yr

Latest (2022): $499 · +0.1% YoY. Source: county tax records.