6703 Etzel Ave · University City, MO 63130

$114,900

2 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 66 Days on market

Built 1950 4,791 sqft lot $112/sqft · 5% below area Est $121k · 5% 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
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• 1% rule +8.1/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bath home in University City, Missouri! Featuring a recently painted interior, this home offers a clean, fresh feel from the moment you step inside. The functional layout provides comfortable living spaces, while the one-car garage adds convenience and extra storage. Whether you're a first-time homebuyer, downsizing, or looking for a great investment opportunity, this property offers both value and potential. Conveniently located near local amenities, parks, and major roadways, this home combines comfort and accessibility. Don’t miss your chance to make it yours!

Key facts

• 4,791 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.9% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $115k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.80%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (median comp): $121,028
• List price: $114,900
• Delta: -5.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6526 Avalon Ave	0.18mi	2/1.0	930 (-9%)	0mo	$104,900	$113	76
6736 Julian Ave	0.20mi	3/2.0 (+1)	1,055 (+3%)	3mo	$139,900	$133	75
6745 Vernon Ave	0.36mi	1/1.0 (-1)	1,005 (-2%)	3mo	$99,000	$99	72
6624 Bartmer Ave	0.20mi	2/1.0	1,125 (+10%)	6mo	$119,900	$107	70
7034 Plymouth Ave	0.58mi	2/1.0	1,025 (-0%)	6mo	$160,000	$156	68
6534 Whitney Ave	0.37mi	2/1.0	1,126 (+10%)	0mo	$65,000	$58	66
6835 Etzel Ave	0.28mi	2/1.0	887 (-14%)	0mo	$89,500	$101	64
6304 Cabanne Ave	0.56mi	3/1.0 (+1)	980 (-4%)	0mo	$171,900	$175	61
6934 Julian Ave	0.45mi	2/1.0	1,158 (+13%)	1mo	$130,000	$112	56
7020 Corbitt Ave	0.55mi	3/1.0 (+1)	960 (-6%)	4mo	$79,000	$82	55
6937 Etzel Ave	0.43mi	3/1.5 (+1)	943 (-8%)	6mo	$130,000	$138	54
6219 Julian Ave	0.74mi	3/1.0 (+1)	1,002 (-2%)	5mo	$49,900	$50	53

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.21×
• Total profit: $6,787
• Equity at exit: $17,132

10-year hold

• IRR: 15.4%
• Equity multiple: 2.29×
• Total profit: $41,362
• Equity at exit: $9,934

Cash invested: $32,172 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$603
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $384

Break-even live

Break-even rent $1,017

Max offer price $114,900

Occupancy floor 69%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6704 Etzel Ave Saint Louis, MO	2.0	1.0	825	$1,325	$1.61	43d	1	0.01mi
6636 Etzel Ave Saint Louis, MO	3.0	2.0	1019	$1,350	$1.32	20d	1	0.04mi
6636 Etzel Ave Saint Louis, MO	3.0	1.5	1019	$1,350	$1.32	7d	1	0.04mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	17d	1	0.14mi
1195 Belrue Ave Unit 2S St. Louis, MO	1.0	1.0	800	$795	$0.99	23d	1	0.21mi
6614 Chamberlain Ave Saint Louis, MO	3.0	2.0	1000	$1,820	$1.82	23d	1	0.26mi
6827 Melrose Ave Saint Louis, MO	2.0	1.0	1200	$1,300	$1.08	7d	1	0.37mi
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,767	$4.12	7d	1	0.38mi
6318 Cabanne Ave Apt 1w University City, MO	2.0	1.0	950	$1,250	$1.32	4d	1	0.52mi
7034 Corbitt Ave Saint Louis, MO	2.0	2.0	870	$1,450	$1.67	23d	1	0.57mi
6312 Cates Ave Unit 2E University City, MO	2.0	1.0	900	$1,300	$1.44	43d	1	0.60mi
908 Eastgate Ave Unit 2N University City, MO	2.0	1.0	900	$1,300	$1.44	4d	1	0.62mi
900 Eastgate Ave Saint Louis, MO	2.0	1.0	900	$1,095	$1.22	43d	1	0.63mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	43d	1	0.66mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	43d	1	0.67mi
7055 Dartmouth Ave Unit 2 University City, MO	2.0	1.0	1320	$2,100	$1.59	43d	1	0.68mi
7055 Dartmouth Ave Unit 1 University City, MO	2.0	1.0	1320	$2,100	$1.59	43d	1	0.68mi
6261 Clemens Ave Saint Louis, MO	3.0	1.0	1200	$1,700	$1.42	43d	1	0.69mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,045	$1.80	1d	9	0.70mi
6409 Enright Ave University City, MO	3.0	1.5	1320	$2,420	$1.83	1d	2	0.71mi
7125 Dartmouth Ave Saint Louis, MO	2.0	1.0	1242	$1,550	$1.25	43d	1	0.74mi
7104 Tulane Ave Saint Louis, MO	2.0	1.0	1400	$1,745	$1.25	43d	1	0.74mi
7104 Tulane Ave Unit 1 University City, MO	2.0	1.0	1200	$1,900	$1.58	23d	1	0.74mi
7120 Dartmouth Ave Unit A University City, MO	2.0	1.0	1200	$1,345	$1.12	3d	1	0.75mi
1131 Hodiamont Ave Unit 1135-2D St. Louis, MO	3.0	1.0	840	$1,225	$1.46	43d	1	0.75mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	43d	1	0.75mi
603 Westgate Ave University City, MO	2.0	2.5	1290	$1,750	$1.36	43d	1	0.76mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$1,756	$2.31	1d	1	0.76mi
7156 Tulane Ave Unit 56A University City, MO	2.0	1.0	1000	$1,295	$1.29	21d	1	0.84mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	23d	1	0.86mi
7204 Tulane Ave Unit 7204-B Tulane University City, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.88mi
6043 Clemens Ave Apt 2E St. Louis, MO	2.0	1.0	1023	$1,075	$1.05	23d	1	0.94mi
5989 Julian Ave Unit 37 St. Louis, MO	2.0	1.0	780	$1,200	$1.54	17d	1	0.97mi
7254 Tulane Ave #1 University City, MO	2.0	1.0	1144	$1,600	$1.40	17d	1	0.98mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,204	$2.37	4d	1	0.98mi
1266 Amherst Pl Unit 2nd floor St. Louis, MO	2.0	1.0	1050	$1,000	$0.95	43d	1	0.99mi
6048 Washington Blvd Unit 1W St. Louis, MO	2.0	2.0	1012	$1,475	$1.46	43d	1	1.08mi
7261 Delmar Blvd University City, MO	3.0	1.0	1416	$1,950	$1.38	1d	1	1.08mi
6036 Washington Blvd Apt 1W St. Louis, MO	2.0	1.0	1200	$1,350	$1.12	17d	1	1.10mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	17d	1	1.13mi

Listing history 34 events

1. 2026-06-18
   days on market $114,900 Active 66 DOM
2. 2026-06-17
   days on market $114,900 Active 65 DOM
3. 2026-06-16
   days on market $114,900 Active 64 DOM
4. 2026-06-15
   days on market $114,900 Active 63 DOM
5. 2026-06-13
   days on market $114,900 Active 61 DOM
6. 2026-06-13
   pricedays on market $114,900 Active 60 DOM
7. 2026-06-09
   days on market $124,900 Active 57 DOM
8. 2026-06-08
   days on market $124,900 Active 56 DOM
9. 2026-06-07
   days on market $124,900 Active 55 DOM
10. 2026-06-05
    days on market $124,900 Active 52 DOM
11. 2026-06-03
    days on market $124,900 Active 51 DOM
12. 2026-06-02
    days on market $124,900 Active 50 DOM
13. 2026-06-01
    days on market $124,900 Active 49 DOM
14. 2026-05-31
    days on market $124,900 Active 48 DOM
15. 2026-04-13
    listed $139,900 Active 614-char remark

    Show marketing remark (614 chars)

    Welcome to this charming 2-bedroom, 1-bath home in University City, Missouri! Featuring a recently painted interior, this home offers a clean, fresh feel from the moment you step inside. The functional layout provides comfortable living spaces, while the one-car garage adds convenience and extra storage. Whether you're a first-time homebuyer, downsizing, or looking for a great investment opportunity, this property offers both value and potential. Conveniently located near local amenities, parks, and major roadways, this home combines comfort and accessibility. Don’t miss your chance to make it yours!

16. 2025-11-19
    listed $144,900 Active
17. 2025-11-19
    price $144,900
18. 2025-11-18
    price $150,000
19. 2025-11-17
    listed $125,000 Active
20. 2025-11-15
    historical
21. 2025-03-20
    listed $170,000 Active
22. 2024-05-31
    historical
23. 2024-02-15
    listed $114,900 Active
24. 2023-08-21
    historical
25. 2023-07-18
    status Active
26. 2023-07-16
    historical
27. 2023-07-13
    status Active
28. 2023-05-23
    status Pending
29. 2023-05-12
    listed $125,000 Active
30. 2021-08-05
    soldstatus $69,000
31. 2016-06-29
    price $69,900
32. 1997-04-07
    soldstatus $47,000
33. 1989-07-25
    soldstatus $36,840
34. 1989-06-01
    soldstatus $36,000

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$79/yr (+$7/mo · 7.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 77% 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,032
• − Mortgage interest: −$6,436
• − Property taxes: −$1,036
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,343
• Taxable income: $2,960
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $3,896/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

Amenities D- Commute D- Cost of living B Crime C+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+288.6% since first listed

20 events — show timeline

• 2026-04-13 Listed $139,900 MARIS as Distributed by MLS Grid
• 2025-11-19 Listed $144,900 MARIS as Distributed by MLS Grid
• 2025-11-19 Price Changed $144,900 MARIS as Distributed by MLS Grid
• 2025-11-18 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2025-11-17 Listed $125,000 MARIS as Distributed by MLS Grid
• 2025-11-15 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-03-20 Listed $170,000 MARIS as Distributed by MLS Grid
• 2024-05-31 Delisted — MARIS as Distributed by MLS Grid
• 2024-02-15 Listed $114,900 MARIS as Distributed by MLS Grid
• 2023-08-21 Delisted — MARIS as Distributed by MLS Grid
• 2023-07-18 Relisted — MARIS as Distributed by MLS Grid
• 2023-07-16 Delisted — MARIS as Distributed by MLS Grid
• 2023-07-13 Relisted — MARIS as Distributed by MLS Grid
• 2023-05-23 Pending — MARIS as Distributed by MLS Grid
• 2023-05-12 Listed $125,000 MARIS as Distributed by MLS Grid
• 2021-08-05 Sold (Public Records) $69,000 Public Records
• 2016-06-29 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 1997-04-07 Sold (Public Records) $47,000 Public Records
• 1989-07-25 Sold (Public Records) $36,840 Public Records
• 1989-06-01 Sold (Public Records) $36,000 Public Records

Property tax history

-1.1%/yr

Latest (2022): $1,036 · +1.0% YoY. Source: county tax records.