4420 Sexauer Ave · St. Louis, MO 63115

$135,000

5 bd · 1.0 ba · 1,203 sqft · SingleFamily public records · 1 Days on market

Built 1914 3,959 sqft lot

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Why this score? — see what drove the C+ 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Here is another darling home just waiting for a family. This home has been rehabbed from top to bottom. You are immediately greeted with beautiful hard wood flooring in the living room and dining room. The fireplace has a breathtaking fireplace in the livingroom. Just picture yourself placing your home furnishing around this exquisite focal point. As you continue through this home, you will be impressed with 2 spacious bedroom with ample closet space, main floor laundry room, updated kitchen (appliances to be installed prior to closing). This home has been modified to include a master bedroom suite. You can enjoy all of your spring and summer mornings enjoying a cup of coffee or relaxing with your family. Seller to assist with 2500.00 towards buyers closing cost and provide a home warranty.

Key facts

• Bonus sleeping areas
• Family room
• Renovated basement

Tags

• EXPANDED TO 3 BEDROOM
• RENOVATED BASEMENT
• BONUS SLEEPING AREAS
• FAMILY ROOM

Property features AI

Finance

• Other: Ownership type: Private
• HOA & community: No association (NA)

Exterior

• Parking: Alley access; Parking pad
• Utilities: Public water; Public sewer; Electricity connected (Ameren); Sewer connected; Water connected
• Home design: Private ownership single-family house; One level
• Construction: Brick veneer construction; Has a full, partially finished basement with walk-out access, egress window, sleeping area and bathroom
• Exterior features: Back yard with chain link fence; Near public transit; Asphalt road frontage on a city street

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Range hood; Free-standing refrigerator; Vented exhaust fan
• Bedrooms: 5 bedrooms total — 3 on the main level, 2 on the lower level
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom (lower level)
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Eat-in kitchen; Decorative living room fireplace (see remarks)
• Laundry & utility: Main-level laundry; Stacked washer/dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 9.6% 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 C — 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: Ashland Elem. And Br. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 226 students, 99% 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $1,483/mo this rent would consume 58% of the median local household income ($31k/yr) (locally 1655% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $50k; list at $135k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $135,000

Questions for the listing agent

1. Built in 1914 — 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: 1.10% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $67,368
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4700 Penrose St	0.27mi	4/1.0 (-1)	1,242 (+3%)	12mo	$69,900	$56	67
4246 N Taylor Ave	0.33mi	4/1.5 (-1)	1,101 (-8%)	3mo	$60,000	$54	61
5034 Queens Ave	0.53mi	4/1.0 (-1)	1,039 (-14%)	6mo	$95,000	$91	42
5460 Queens Ave	0.70mi	4/1.5 (-1)	1,170 (-3%)	19mo	$44,950	$38	40
4501 San Francisco Ave	0.64mi	4/1.5 (-1)	1,066 (-11%)	8mo	$150,000	$141	38
5088 Queens Ave	0.54mi	4/2.0 (-1)	1,096 (-9%)	17mo	$28,000	$26	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,511
• Equity at exit: $20,129

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $31,270
• Equity at exit: $11,672

Cash invested: $37,800 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $368

Break-even live

Break-even rent $1,017

Max offer price $135,000

Occupancy floor 70%

Sensitivity live

Price	-10% $445	-5% $406	+0% $368	+5% $330	+10% $292
Rent	-10% $251	-5% $310	+0% $368	+5% $427	+10% $485
Rate	-1.0pp $436	-0.5pp $402	base $368	+0.5pp $333	+1.0pp $298

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4737 Plover Ave Saint Louis, MO	4.0	1.5	1200	$1,400	$1.17	44d	1	1.40mi

Listing history 8 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   listed $135,000 Active
3. 2014-02-21
   soldstatus $50,000
4. 2014-02-01
   soldstatus 810-char remark

   Show marketing remark (810 chars)

   Here is another darling home just waiting for a family. This home has been rehabbed from top to bottom. You are immediately greeted with beautiful hard wood flooring in the living room and dining room. The fireplace has a breathtaking fireplace in the livingroom. Just picture yourself placing your home furnishing around this exquisite focal point. As you continue through this home, you will be impressed with 2 spacious bedroom with ample closet space, main floor laundry room, updated kitchen (appliances to be installed prior to closing). This home has been modified to include a master bedroom suite. You can enjoy all of your spring and summer mornings enjoying a cup of coffee or relaxing with your family. Seller to assist with 2500.00 towards buyers closing cost and provide a home warranty.

5. 2013-04-25
   listed $55,000 810-char remark

   Show marketing remark (810 chars)

   Here is another darling home just waiting for a family. This home has been rehabbed from top to bottom. You are immediately greeted with beautiful hard wood flooring in the living room and dining room. The fireplace has a breathtaking fireplace in the livingroom. Just picture yourself placing your home furnishing around this exquisite focal point. As you continue through this home, you will be impressed with 2 spacious bedroom with ample closet space, main floor laundry room, updated kitchen (appliances to be installed prior to closing). This home has been modified to include a master bedroom suite. You can enjoy all of your spring and summer mornings enjoying a cup of coffee or relaxing with your family. Seller to assist with 2500.00 towards buyers closing cost and provide a home warranty.

6. 2011-12-19
   soldstatus
7. 2009-11-05
   soldstatus
8. 2006-06-20
   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: $467 · $39/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$843/yr (+$70/mo · 180.6%)

ⓘ 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 ≥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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,790
• − Mortgage interest: −$7,562
• − Property taxes: −$467
• − Insurance: −$675
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$3,927
• Taxable income: $2,313
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,862/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• 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

+145.5% since first listed

8 events — show timeline

• 2026-05-22 Pending — MARIS as Distributed by MLS Grid
• 2026-05-20 Listed $135,000 MARIS as Distributed by MLS Grid
• 2014-02-21 Sold (Public Records) $50,000 Public Records
• 2014-02-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-04-25 Listed $55,000 MARIS as Distributed by MLS Grid
• 2011-12-19 Sold (Public Records) — Public Records
• 2009-11-05 Sold (Public Records) — Public Records
• 2006-06-20 Sold (Public Records) — Public Records

Property tax history

-1.9%/yr

Latest (2024): $467 · +4.8% YoY. Source: county tax records.