1215 Oakley Pl · St. Louis, MO 63112

$90,000

4 bd · 1.0 ba · 1,920 sqft · SingleFamily public records · 29 Days on market

Built 1906 7,318 sqft lot $47/sqft · 73% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning Historic Home with Modern Touches in St. Louis! Welcome to this charming 4-bedroom home, a beautiful blend of historic character and modern convenience. Built in 1909, this gem is proudly listed on the National Register of Historic Places, ensuring its timeless appeal. Key Features: 4 Spacious Bedrooms: Perfect for families or guests. 1 Full & 1 Half Bathroom: Recently updated with new fixtures and finishes. Large Kitchen: Featuring a stylish island, new cabinets, and modern ceramic tile. Oversized Dining Room: Ideal for family gatherings and entertaining. Expansive Living Room: A cozy space with two elegant electric fireplaces. Full Basement: Offers endless possibilities for storage or additional living space. Generous Backyard: Perfect for outdoor activities and relaxation. Recent Renovations: This home boasts approximately 90-95% completed renovations, including: New Electric Panel & Updated Wiring New Water and Drain Lines Finished Attic Space: Transformed into livable space. New Roof: Ensuring peace of mind for years to come. Epoxy Floors: Beautifully finished in the kitchen and bathrooms. Brand New Bathtub, Toilets, and Vanities New Windows: Original front windows preserved for historical integrity. Waterproofed Basement Walls: Enhanced durability and protection. Investment Opportunity: After Repair Value (ARV): $225,000 Estimated Renovation Costs: Approximately $15,000 to complete the remaining updates. Opportunities for Personal Touch: While this home is nearly move-in ready, a few minor updates will complete the picture: New air condenser unit needed Approximately 10 linear feet of gutters and a new downspout on one side About 20 linear feet of soffits to be repaired Some tuck-pointing for added structural integrity Door knobs are provided and just need installation A panel for the kitchen island and addressing a small gap on the third floor Don't miss your chance to own this exquisite home that beautifully marries historic charm with modern living. Schedule a showing today and envision your future in this St. Louis treasure!

Key facts

• New kitchen
• New baths
• Stone construction

Tags

• STONE CONSTRUCTION
• WOOD BEAMED CEILING
• NEW KITCHEN
• NEW BATHS
• DOUBLE STAIRCASE
• THIRD FLOOR BONUS ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.0% 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.
• Market conditions: Rents rising (+2.4%/yr); 118 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,198/mo this rent would consume 58% of the median local household income ($46k/yr) (locally 1457% 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 $622 of loan paydown is wiped out by about $3k 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 + 2.4% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1906 — 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: 2.44% ✓
• Cap rate: 21.98%
• Cash-on-cash: 56.01%
• DSCR: 3.49
• GRM: 3.4

CMA / ARV

• ARV (median comp): $451,218
• List price: $90,000
• Delta: -63.68%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
938 Catalpa St	0.46mi	4/2.0	1,820 (-5%)	4mo	$199,900	$110	62
6018 Horton Pl	0.35mi	5/1.5 (+1)	2,105 (+10%)	9mo	$210,000	$100	53
5929 Cates Ave	0.57mi	5/1.5 (+1)	1,980 (+3%)	11mo	$100,000	$51	52
1237 Eskridge Ln	0.73mi	4/2.5	1,905 (-1%)	9mo	$299,000	$157	51
5714 Maple Ave	0.48mi	3/2.5 (-1)	2,036 (+6%)	8mo	$104,500	$51	49
1441 Temple Pl	0.61mi	5/2.0 (+1)	1,980 (+3%)	11mo	$7,000	$4	48
5853 Clemens Ave	0.65mi	3/3.0 (-1)	1,948 (+2%)	10mo	$299,900	$154	46
5941 Romaine Pl	0.36mi	4/2.0	2,160 (+12%)	17mo	$39,900	$18	44
8 Cabanne Townhome Dr	0.55mi	3/2.5 (-1)	2,040 (+6%)	18mo	$229,900	$113	38
6140 Minerva Ave	0.40mi	3/2.5 (-1)	1,678 (-13%)	14mo	$174,900	$104	38
5730 Clemens Ave	0.74mi	3/2.5 (-1)	1,784 (-7%)	18mo	$325,000	$182	28
5911 Enright Ave	0.73mi	5/3.5 (+1)	2,106 (+10%)	14mo	$399,900	$190	23

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 53.7%
• Equity multiple: 3.34×
• Total profit: $58,984
• Equity at exit: $13,419

10-year hold

• IRR: 58.6%
• Equity multiple: 6.65×
• Total profit: $142,370
• Equity at exit: $7,782

Cash invested: $25,200 (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 63112

• Rents YoY: 2.4%
• Active inventory: 118
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$472
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,176

Break-even live

Break-even rent $709

Max offer price $90,000

Occupancy floor 41%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,795	$2.46	1d	9	0.48mi
5804 Cates Ave Unit 2 St. Louis, MO	3.0	1.0	1500	$1,500	$1.00	4d	1	0.67mi
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	23d	1	0.67mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	43d	1	0.89mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,610	$2.80	4d	1	0.90mi
5345 Wells Ave Saint Louis, MO	3.0	1.0	2254	$1,295	$0.57	43d	1	1.02mi
6009 Kingsbury Ave Saint Louis, MO	3.0	1.0	1368	$2,000	$1.46	4d	1	1.05mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	43d	1	1.05mi
6017 Kingsbury Ave Unit 2f St. Louis, MO	4.0	1.0	1500	$3,250	$2.17	17d	1	1.05mi
6017 Kingsbury Ave Unit 1F St. Louis, MO	3.0	1.0	1600	$2,700	$1.69	17d	1	1.05mi
6409 Enright Ave University City, MO	3.0	1.5	1320	$2,420	$1.83	1d	2	1.06mi
5783 McPherson Ave Unit 2FL St. Louis, MO	3.0	2.0	1320	$2,550	$1.93	7d	1	1.08mi
5861 Nina Pl Apt 2W St. Louis, MO	3.0	1.0	1400	$1,750	$1.25	43d	1	1.11mi
5861 Nina Pl Unit 3W St. Louis, MO	3.0	1.0	1550	$1,750	$1.13	17d	1	1.11mi
5920 McPherson Ave Unit 1st Floor St. Louis, MO	3.0	1.0	1300	$2,550	$1.96	43d	1	1.13mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	43d	1	1.17mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	43d	1	1.31mi
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,767	$4.12	7d	1	1.35mi
321 Belt Ave St. Louis, MO	3.0	2.0	1549	$2,300	$1.48	4d	1	1.39mi
6936 Melrose Ave Saint Louis, MO	4.0	2.0	1396	$1,858	$1.33	23d	1	1.39mi
5394 Pershing Ave Saint Louis, MO	3.0	2.0	1500	$2,595	$1.73	43d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $90,000 Active 29 DOM
2. 2026-06-17
   days on market $90,000 Active 28 DOM
3. 2026-06-16
   days on market $90,000 Active 27 DOM
4. 2026-06-15
   days on market $90,000 Active 26 DOM
5. 2026-06-13
   days on market $90,000 Active 24 DOM
6. 2026-06-09
   days on market $90,000 Active 20 DOM
7. 2026-06-08
   days on market $90,000 Active 19 DOM
8. 2026-06-07
   days on market $90,000 Active 18 DOM
9. 2026-06-05
   days on market $90,000 Active 15 DOM
10. 2026-06-03
    days on market $90,000 Active 14 DOM
11. 2026-06-02
    days on market $90,000 Active 13 DOM
12. 2026-06-01
    days on market $90,000 Active 12 DOM
13. 2026-05-31
    days on market $90,000 Active 11 DOM
14. 2026-03-23
    historical Active Under Contract
15. 2026-03-11
    listed $125,000 Active
16. 2025-11-05
    listed $163,900 Active 2093-char remark

    Show marketing remark (2093 chars)

    Stunning Historic Home with Modern Touches in St. Louis! Welcome to this charming 4-bedroom home, a beautiful blend of historic character and modern convenience. Built in 1909, this gem is proudly listed on the National Register of Historic Places, ensuring its timeless appeal. Key Features: 4 Spacious Bedrooms: Perfect for families or guests. 1 Full & 1 Half Bathroom: Recently updated with new fixtures and finishes. Large Kitchen: Featuring a stylish island, new cabinets, and modern ceramic tile. Oversized Dining Room: Ideal for family gatherings and entertaining. Expansive Living Room: A cozy space with two elegant electric fireplaces. Full Basement: Offers endless possibilities for storage or additional living space. Generous Backyard: Perfect for outdoor activities and relaxation. Recent Renovations: This home boasts approximately 90-95% completed renovations, including: New Electric Panel & Updated Wiring New Water and Drain Lines Finished Attic Space: Transformed into livable space. New Roof: Ensuring peace of mind for years to come. Epoxy Floors: Beautifully finished in the kitchen and bathrooms. Brand New Bathtub, Toilets, and Vanities New Windows: Original front windows preserved for historical integrity. Waterproofed Basement Walls: Enhanced durability and protection. Investment Opportunity: After Repair Value (ARV): $225,000 Estimated Renovation Costs: Approximately $15,000 to complete the remaining updates. Opportunities for Personal Touch: While this home is nearly move-in ready, a few minor updates will complete the picture: New air condenser unit needed Approximately 10 linear feet of gutters and a new downspout on one side About 20 linear feet of soffits to be repaired Some tuck-pointing for added structural integrity Door knobs are provided and just need installation A panel for the kitchen island and addressing a small gap on the third floor Don't miss your chance to own this exquisite home that beautifully marries historic charm with modern living. Schedule a showing today and envision your future in this St. Louis treasure!

17. 2025-07-21
    status Active
18. 2025-07-21
    price $165,000
19. 2025-06-25
    price $174,900
20. 2025-05-29
    listed $180,000 Active
21. 2012-01-20
    soldstatus
22. 2011-08-02
    listed $7,500
23. 2002-02-21
    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: $611 · $51/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$262/yr (+$22/mo · 43.0%)

ⓘ 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 ≥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: $26,378
• − Mortgage interest: −$5,041
• − Property taxes: −$611
• − Insurance: −$450
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$2,618
• Taxable income: $13,437
• Est. tax owed @ 24.0%: −$3,225
• After-tax cash flow: $10,890/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

+1566.7% since first listed

10 events — show timeline

• 2026-03-23 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-11 Listed $125,000 MARIS as Distributed by MLS Grid
• 2025-11-05 Listed $163,900 ForSaleByOwner.com
• 2025-07-21 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-21 Price Changed $165,000 MARIS as Distributed by MLS Grid
• 2025-06-25 Price Changed $174,900 MARIS as Distributed by MLS Grid
• 2025-05-29 Listed $180,000 MARIS as Distributed by MLS Grid
• 2012-01-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-08-02 Listed $7,500 MARIS as Distributed by MLS Grid
• 2002-02-21 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2024): $611 · +4.9% YoY. Source: county tax records.