507 N 13th St #710 · St. Louis, MO 63103

$105,000

1 bd · 1.0 ba · 703 sqft · Condo public records · 52 Days on market

Built 1907 $149/sqft · 10% below area Est $116k · 10% under $412/mo HOA · 35% of rent

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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).

• ARV discount +11.8/15.0
• Cash flow +7.0/30.0
• 1% rule +6.4/10.0
• Appreciation +5.3/10.0
• Rent growth +4.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Schools +1.2/10.0

Listing remarks MLS

Here’s your chance to own a loft in the Historic Knockerbocker building. This loft is priced to move and you can choose your paint colors or take a paint credit. This open concept 1bed/1bath top floor unit has untapped potential. Walk in to see the exposed brink and industrial beams in this fantastic 1 bed, 1 bath loft. Unit is on upper level, very close to common areas and rooftop deck. Open floorplan with large windows and an elevated, private bedroom makes this a great space. Main level laundry conveniently located in the large bathroom near the kitchen. The large closet is unique giving tons of storage. Don't miss this one.

Key facts

• $412 HOA
• Built 1907
• Listed 51 days

Property features AI

Finance

• Other: No home warranty
• HOA & community: Knickerbocker Lofts association; Monthly HOA fee of $412; HOA covers grounds maintenance, parking/roads maintenance, common area maintenance, exterior maintenance, sewer, snow removal, trash, and water; Association management

Exterior

• Security: Building security system
• Utilities: Public water; Public sewer; Ameren electric; Cable available; Electricity connected
• Home design: Condominium in a brick building; Three or more levels
• Construction: Brick construction
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: One bedroom (main level)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heating; Ceiling fan(s); Central air conditioning
• Interior features: Building lobby; Security system; Signage
• Laundry & utility: Building coin laundry; Laundry hook-ups (washer/dryer listed as appliances)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (26.2% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $78k (26.2% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Henry Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 204 students, 98% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% 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 fast (+9.2%/yr); 70 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 35% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($726 loan paydown + $698 appreciation (0.7% local appreciation)).
• 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 52 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $84k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent; built in 1907 — 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 $77,540 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 7.3

CMA / ARV

• ARV (median comp): $116,072
• List price: $105,000
• Delta: -9.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.66% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.89×
• Total profit: $-3,103
• Equity at exit: $34,024

10-year hold

• IRR: 7.8%
• Equity multiple: 2.08×
• Total profit: $31,864
• Equity at exit: $43,837

Cash invested: $29,400 (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 63103

• Home prices YoY: 0.6%
• Rents YoY: 9.2%
• Active inventory: 70
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,192 high
• Mortgage (P&I): −$551
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$44
• HOA: −$412
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-155

Break-even live

Break-even rent $1,389

Max offer price $77,540

Occupancy floor —

Sensitivity live

Price	-10% $-96	-5% $-126	+0% $-155	+5% $-185	+10% $-215
Rent	-10% $-250	-5% $-203	+0% $-155	+5% $-108	+10% $-61
Rate	-1.0pp $-103	-0.5pp $-129	base $-155	+0.5pp $-183	+1.0pp $-210

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Convention Plz Saint Louis, MO	2.0	1.0	877	$1,188	$1.35	45d	1	0.13mi
1531 Washington Ave St. Louis, MO	1.0–2.0	1.0	656	$1,020	$1.55	0d	5	0.15mi
1133 Washington Ave St. Louis, MO	2.0	1.0–2.0	637	$1,034	$1.62	45d	1	0.15mi
300 N Tucker Blvd St. Louis, MO	1.0–2.0	1.0–2.0	1013	$1,200	$1.18	0d	10	0.18mi
1110 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	1006	$995	$0.99	3d	19	0.20mi
1000 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	959	$1,200	$1.25	0d	27	0.25mi
917 Locust St St. Louis, MO	1.0	1.0	683	$1,305	$1.91	17d	3	0.31mi
110 N 17th St Saint Louis, MO	2.0	1.0	653	$805	$1.23	8d	1	0.32mi
210 N 17th St Saint Louis, MO	1.0	1.0	648	$950	$1.47	45d	1	0.33mi
210 N 17th St Saint Louis, MO	—	1.0	427	$800	$1.87	15d	1	0.33mi
1717 Olive St Saint Louis, MO	2.0	1.0–2.0	957	$2,200	$2.30	0d	62	0.34mi
1815 Locust St Saint Louis, MO	1.0–2.0	1.0–2.0	983	$1,235	$1.26	45d	7	0.39mi
206 N 9th St Unit 514 St. Louis, MO	1.0	1.0	675	$975	$1.44	45d	1	0.39mi
206 N 9th St Unit 811 St. Louis, MO	1.0	1.0	633	$895	$1.41	8d	1	0.39mi
206 N 9th St Unit 502 St. Louis, MO	1.0	1.0	626	$895	$1.43	45d	1	0.39mi
206 N 9th St Unit 509 St. Louis, MO	1.0	1.0	701	$925	$1.32	45d	1	0.39mi
1115 Carr St St. Louis, MO	1.0–2.0	1.0	747	$975	$1.30	5d	13	0.40mi
800 Olive St Saint Louis, MO	1.0–2.0	1.0–2.0	1063	$998	$0.94	0d	28	0.42mi
1900 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	960	$1,295	$1.35	3d	12	0.44mi
720 Olive St St. Louis, MO	3.0	1.0–2.0	1778	$2,447	$1.38	0d	15	0.46mi
1023 Spruce St St. Louis, MO	1.0–2.0	1.0–2.0	957	$1,075	$1.12	3d	17	0.55mi
1014 Spruce St Saint Louis, MO	2.0	1.0–2.0	855	$1,788	$2.09	0d	17	0.57mi
515 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1117	$1,285	$1.15	0d	26	0.57mi
1204 N 8th St St. Louis, MO	1.0–3.0	1.0	740	$676	$0.91	3d	19	0.60mi
2200 Locust St Saint Louis, MO	1.0–2.0	1.0–1.5	862	$1,395	$1.62	4d	6	0.66mi
2206 Lucas Ave St. Louis, MO	1.0–2.0	1.0–2.0	1047	$1,250	$1.19	0d	20	0.67mi
400 N 4th St Saint Louis, MO	2.0	1.0–2.0	1162	$1,997	$1.72	0d	1	0.71mi
416 N 23rd St St. Louis, MO	1.0–2.0	1.0	780	$1,275	$1.63	5d	23	0.71mi
1 Cardinal Way Saint Louis, MO	1.0–2.0	1.0–2.0	896	$1,795	$2.00	0d	24	0.73mi
300 S Broadway Apt 404 St. Louis, MO	—	1.0	501	$1,350	$2.69	45d	1	0.77mi
300 S Broadway St. Louis, MO	1.0	1.0	710	$1,985	$2.79	21d	10	0.78mi
614 S 7th St Unit 402 St. Louis, MO	1.0	1.0	735	$1,150	$1.56	45d	1	0.80mi
618 N 2nd St Unit 405 St. Louis, MO	1.0	1.0	744	$1,266	$1.70	15d	1	0.80mi
618 N 2nd St Saint Louis, MO	1.0	1.0	791	$1,545	$1.95	20d	4	0.81mi
700 N 2nd St Saint Louis, MO	1.0	1.0	654	$1,378	$2.10	20d	5	0.82mi
701 N 1st St St. Louis, MO	1.0–2.0	1.0	894	$1,485	$1.66	0d	8	0.85mi
2605-2637 Washington Ave St. Louis, MO	1.0–2.0	1.0–2.0	775	$1,350	$1.74	13d	7	0.85mi
1901 Park Ave Unit 2F St. Louis, MO	1.0	1.0	725	$1,395	$1.92	45d	1	1.24mi
1515 S 7th St St. Louis, MO	2.0	1.0–2.0	791	$2,350	$2.97	0d	1	1.39mi

HOA detail condo

• Monthly dues: $412 · $4,944/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $105,000 Active 52 DOM
2. 2026-06-18
   days on market $105,000 Active 49 DOM
3. 2026-06-17
   days on market $105,000 Active 48 DOM
4. 2026-06-16
   days on market $105,000 Active 47 DOM
5. 2026-06-15
   days on market $105,000 Active 46 DOM
6. 2026-06-13
   days on market $105,000 Active 44 DOM
7. 2026-06-09
   days on market $105,000 Active 40 DOM
8. 2026-06-08
   days on market $105,000 Active 39 DOM
9. 2026-06-07
   days on market $105,000 Active 38 DOM
10. 2026-06-05
    days on market $105,000 Active 35 DOM
11. 2026-06-03
    days on market $105,000 Active 34 DOM
12. 2026-06-02
    days on market $105,000 Active 33 DOM
13. 2026-06-01
    days on market $105,000 Active 32 DOM
14. 2026-05-31
    days on market $105,000 Active 31 DOM
15. 2026-05-01
    listed $105,000 Active 1630-char remark
16. 2026-04-29
    historical $105,000 1630-char remark
17. 2021-06-08
    soldstatus $84,500
18. 2021-05-25
    soldstatus Closed 641-char remark

    Show marketing remark (641 chars)

    Here’s your chance to own a loft in the Historic Knockerbocker building. This loft is priced to move and you can choose your paint colors or take a paint credit. This open concept 1bed/1bath top floor unit has untapped potential. Walk in to see the exposed brink and industrial beams in this fantastic 1 bed, 1 bath loft. Unit is on upper level, very close to common areas and rooftop deck. Open floorplan with large windows and an elevated, private bedroom makes this a great space. Main level laundry conveniently located in the large bathroom near the kitchen. The large closet is unique giving tons of storage. Don't miss this one.

19. 2021-04-07
    status Pending 641-char remark

    Show marketing remark (641 chars)

    Here’s your chance to own a loft in the Historic Knockerbocker building. This loft is priced to move and you can choose your paint colors or take a paint credit. This open concept 1bed/1bath top floor unit has untapped potential. Walk in to see the exposed brink and industrial beams in this fantastic 1 bed, 1 bath loft. Unit is on upper level, very close to common areas and rooftop deck. Open floorplan with large windows and an elevated, private bedroom makes this a great space. Main level laundry conveniently located in the large bathroom near the kitchen. The large closet is unique giving tons of storage. Don't miss this one.

20. 2020-08-11
    price $90,000 641-char remark

    Show marketing remark (641 chars)

    Here’s your chance to own a loft in the Historic Knockerbocker building. This loft is priced to move and you can choose your paint colors or take a paint credit. This open concept 1bed/1bath top floor unit has untapped potential. Walk in to see the exposed brink and industrial beams in this fantastic 1 bed, 1 bath loft. Unit is on upper level, very close to common areas and rooftop deck. Open floorplan with large windows and an elevated, private bedroom makes this a great space. Main level laundry conveniently located in the large bathroom near the kitchen. The large closet is unique giving tons of storage. Don't miss this one.

21. 2020-07-17
    listed $97,500 Active 641-char remark

    Show marketing remark (641 chars)

    Here’s your chance to own a loft in the Historic Knockerbocker building. This loft is priced to move and you can choose your paint colors or take a paint credit. This open concept 1bed/1bath top floor unit has untapped potential. Walk in to see the exposed brink and industrial beams in this fantastic 1 bed, 1 bath loft. Unit is on upper level, very close to common areas and rooftop deck. Open floorplan with large windows and an elevated, private bedroom makes this a great space. Main level laundry conveniently located in the large bathroom near the kitchen. The large closet is unique giving tons of storage. Don't miss this one.

22. 2020-06-26
    historical $97,500 641-char remark

    Show marketing remark (641 chars)

    Here’s your chance to own a loft in the Historic Knockerbocker building. This loft is priced to move and you can choose your paint colors or take a paint credit. This open concept 1bed/1bath top floor unit has untapped potential. Walk in to see the exposed brink and industrial beams in this fantastic 1 bed, 1 bath loft. Unit is on upper level, very close to common areas and rooftop deck. Open floorplan with large windows and an elevated, private bedroom makes this a great space. Main level laundry conveniently located in the large bathroom near the kitchen. The large closet is unique giving tons of storage. Don't miss this one.

23. 2019-11-21
    price $95,000
24. 2005-05-27
    soldstatus
25. 2002-07-05
    soldstatus

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,090 · $91/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 ≥109°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: $14,306
• − Mortgage interest: −$5,882
• − Property taxes: −$1,090
• − Insurance: −$525
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − HOA: −$4,944
• − Depreciation: −$3,055
• Taxable loss: −$3,479
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $-1,030/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): 8,778
• Household income: $40,943
• Rent vs Own: 82.5% rent · 17.5% own
• Severe rent burden: 960.0

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: White 43% Black 40% Asian 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 3% Arabic 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: ▲ 0.66%
• Current HPI: 116.4477
• Rent YoY: ▲ 9.20%
• 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

+10.5% since first listed

11 events — show timeline

• 2026-05-01 Listed $105,000 MARIS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $105,000 MARIS as Distributed by MLS Grid
• 2021-06-08 Sold (Public Records) $84,500 Public Records
• 2021-05-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-04-07 Pending — MARIS as Distributed by MLS Grid
• 2020-08-11 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2020-07-17 Listed $97,500 MARIS as Distributed by MLS Grid
• 2020-06-26 Coming Soon $97,500 MARIS as Distributed by MLS Grid
• 2019-11-21 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2005-05-27 Sold (Public Records) — Public Records
• 2002-07-05 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2024): $1,090 · +5.0% YoY. Source: county tax records.