5947 Summit Pl · St. Louis, MO 63147

$47,900

2 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 106 Days on market

Built 1926 3,301 sqft lot $45/sqft · 26% below area ↓ 34% since listing

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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 +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful 2 bed, 1.5 bath home with partially finished basement. Main level has Kitchen, Dining Room, Living Room & full bathroom and 2 large bedrooms. Fantastic hardwood flooring and ornate interior finishes. Basement is partially finished with 2 non-conforming bedrooms, large recreation room, laundry room & half bathroom. Home is in a great area close to local services. This is a must See Home! An AGENT MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

Key facts

• 3,301 sq ft lot
• Built 1926
• Listed 106 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $44k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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: 57 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 33% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $331 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,589 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.38% ✓
• Cap rate: 21.09%
• Cash-on-cash: 52.85%
• DSCR: 3.35
• GRM: 3.5

CMA / ARV

• ARV (median comp): $119,791
• List price: $47,900
• Delta: -60.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5972 Tara Ln	0.14mi	3/1.5 (+1)	1,032 (-2%)	6mo	$98,500	$95	79
1545 Sells Ave	0.36mi	2/1.0	1,075 (+2%)	2mo	$75,000	$70	77
5916 Alpha Ave	0.14mi	2/1.0	936 (-11%)	3mo	$74,900	$80	70
5709 Goodfellow Blvd	0.46mi	2/1.0	1,020 (-3%)	4mo	$19,900	$20	68
5741 Floy Ave	0.41mi	2/1.0	1,100 (+4%)	6mo	$65,000	$59	67
5712 Floy Ave	0.43mi	2/1.0	966 (-8%)	1mo	$62,000	$64	63
8554 Drury Ln	0.20mi	3/1.5 (+1)	1,196 (+13%)	1mo	$159,900	$134	63
1719 Veronica Ave	0.48mi	2/1.0	984 (-7%)	2mo	$94,500	$96	63
2026 Mclaran Ave	0.68mi	2/1.0	1,026 (-3%)	1mo	$89,500	$87	61
5519 Partridge Ave	0.52mi	3/2.0 (+1)	992 (-6%)	3mo	$12,500	$13	56
1934 Damato Ct	0.52mi	2/1.0	900 (-15%)	6mo	$25,000	$28	44
8926 Hillview Ave	0.67mi	2/1.0	920 (-13%)	3mo	$38,700	$42	43

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: 50.9%
• Equity multiple: 3.23×
• Total profit: $29,864
• Equity at exit: $7,142

10-year hold

• IRR: 56.3%
• Equity multiple: 6.55×
• Total profit: $74,466
• Equity at exit: $4,142

Cash invested: $13,412 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$251
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $591

Break-even live

Break-even rent $392

Max offer price $47,900

Occupancy floor 43%

Sensitivity live

Price	-10% $618	-5% $604	+0% $591	+5% $577	+10% $564
Rent	-10% $501	-5% $546	+0% $591	+5% $636	+10% $681
Rate	-1.0pp $615	-0.5pp $603	base $591	+0.5pp $578	+1.0pp $566

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	45d	1	0.21mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.30mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	4d	1	0.32mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	45d	1	0.37mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	25d	1	0.41mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	25d	1	0.43mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	13d	1	0.45mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	23d	1	0.51mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	21d	1	0.51mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	45d	1	0.54mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	25d	1	0.55mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	45d	1	0.58mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	0d	1	0.58mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	45d	1	0.62mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	25d	1	0.64mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	45d	1	0.67mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,543	$1.31	0d	1	0.69mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	45d	1	0.70mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	12d	1	0.72mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	0d	1	0.72mi
5638 Helen Ave Saint Louis, MO	2.0	1.0	816	$1,299	$1.59	0d	1	0.75mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	45d	1	0.81mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	0d	1	0.87mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	25d	1	0.87mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	45d	1	0.89mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	19d	1	0.90mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	25d	1	0.90mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	19d	1	0.94mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	25d	1	0.99mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	25d	1	1.00mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	25d	1	1.02mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	19d	1	1.06mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	0d	1	1.08mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	25d	1	1.08mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	45d	1	1.08mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	5d	1	1.08mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	0d	1	1.10mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	45d	1	1.10mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	45d	1	1.14mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	45d	1	1.16mi

Listing history 5 events

1. 2026-05-07
   status Pending 475-char remark

   Show marketing remark (475 chars)

   Wonderful 2 bed, 1.5 bath home with partially finished basement. Main level has Kitchen, Dining Room, Living Room & full bathroom and 2 large bedrooms. Fantastic hardwood flooring and ornate interior finishes. Basement is partially finished with 2 non-conforming bedrooms, large recreation room, laundry room & half bathroom. Home is in a great area close to local services. This is a must See Home! An AGENT MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

2. 2026-04-21
   price $47,900 475-char remark

   Show marketing remark (475 chars)

   Wonderful 2 bed, 1.5 bath home with partially finished basement. Main level has Kitchen, Dining Room, Living Room & full bathroom and 2 large bedrooms. Fantastic hardwood flooring and ornate interior finishes. Basement is partially finished with 2 non-conforming bedrooms, large recreation room, laundry room & half bathroom. Home is in a great area close to local services. This is a must See Home! An AGENT MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

3. 2026-03-23
   price $59,900 475-char remark

   Show marketing remark (475 chars)

   Wonderful 2 bed, 1.5 bath home with partially finished basement. Main level has Kitchen, Dining Room, Living Room & full bathroom and 2 large bedrooms. Fantastic hardwood flooring and ornate interior finishes. Basement is partially finished with 2 non-conforming bedrooms, large recreation room, laundry room & half bathroom. Home is in a great area close to local services. This is a must See Home! An AGENT MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

4. 2026-01-21
   listed $69,900 Active 475-char remark

   Show marketing remark (475 chars)

   Wonderful 2 bed, 1.5 bath home with partially finished basement. Main level has Kitchen, Dining Room, Living Room & full bathroom and 2 large bedrooms. Fantastic hardwood flooring and ornate interior finishes. Basement is partially finished with 2 non-conforming bedrooms, large recreation room, laundry room & half bathroom. Home is in a great area close to local services. This is a must See Home! An AGENT MUST BE PRESENT FOR ALL SHOWINGS. Do not Trespass.

5. 2004-01-13
   soldstatus $72,900

ⓘ 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: $461 · $38/mo
• Projected year-2 tax: $465 · $39/mo
• Expected delta: +$4/yr ($0/mo · 0.8%)

ⓘ 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 · 22 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: $13,675
• − Mortgage interest: −$2,683
• − Property taxes: −$461
• − Insurance: −$240
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$1,393
• Taxable income: $6,710
• Est. tax owed @ 24.0%: −$1,610
• After-tax cash flow: $5,478/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): 8,173
• Household income: $41,182
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 418.0

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 (92%)
• Race & ethnicity: Black 92% White 5% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -38.51%
• Current HPI: 84.224
• 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

-34.3% since first listed

5 events — show timeline

• 2026-05-07 Pending — MARIS as Distributed by MLS Grid
• 2026-04-21 Price Changed $47,900 MARIS as Distributed by MLS Grid
• 2026-03-23 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2026-01-21 Listed $69,900 MARIS as Distributed by MLS Grid
• 2004-01-13 Sold (Public Records) $72,900 Public Records

Property tax history

-3.2%/yr

Latest (2024): $461 · +4.8% YoY. Source: county tax records.