4471 S Spring Ave · St. Louis, MO 63116

$135,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 195 Days on market

Built 1922 4,260 sqft lot Est $177k · 24% under

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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).

• Cash flow +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4471 S Spring Ave! This affordable brick bungalow in sought-after South St. Louis City offers 3 bedrooms, 2 full baths, and a 2-car garage. The open living and dining area with bay windows provides abundant natural light and charm. The spacious primary bedroom features hardwood floors and a large closet. The kitchen includes a gas stove/oven, double wall oven, range hood, and refrigerator. The unfinished lower level offers walk-out access, forced-air heat, and PVC plumbing stack—ready for your finishing touches. Enjoy the corner lot with a level, fenced yard, perfect for entertaining or pets. Detached 2-car garage and extra storage add value. Property sold as-is; seller to

Key facts

• 4,260 sq ft lot
• 2 garage spots
• Built 1922

Property features AI

Finance

• Other: Living area reported as 1,152 (Assessor/Public Records); Lot size about 0.0978 acre; No pool

Exterior

• Parking: Detached garage; 2-car garage; Attached garage available
• Utilities: Public water; Public sewer; Electricity (Ameren); Natural gas connected; Water connected; Sewer connected; Electricity connected
• Home design: Single family residence; One story; House structure type; Private ownership; Fixer condition
• Construction: Brick construction; Shingle roof
• Exterior features: Corner lot; Level lot; Private lot; Partial fencing

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood floors; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $72 ($868/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (12.8% below list).
• Recommended offer: $118k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 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: Oak Hill Elem. (math 12% / reading 12%, grade F, #1,016 of 1,115 statewide, top 92%, 238 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% 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 (+2.6%/yr); 255 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 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 1922 — 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 $117,755 (12.8% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $177,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4471 S Spring Ave	0.00mi	3/2.0	1,152 (0%)	1mo	$135,000	$117	100
3628 Neosho St	0.31mi	3/2.0	1,158 (+0%)	1mo	$189,900	$164	84
4410 S Spring Ave	0.12mi	3/1.0	1,101 (-4%)	0mo	$169,900	$154	83
4404 S 39th St	0.13mi	2/2.0 (-1)	1,120 (-3%)	2mo	$164,900	$147	83
3855 Bingham Ave	0.23mi	2/1.5 (-1)	1,050 (-9%)	1mo	$159,900	$152	67
4659 Tennessee Ave	0.43mi	2/1.0 (-1)	1,215 (+6%)	1mo	$109,000	$90	61
3940 Randall St	0.34mi	3/1.0	1,008 (-12%)	1mo	$165,000	$164	59
4437 S 37th St	0.22mi	2/1.0 (-1)	1,007 (-13%)	2mo	$155,000	$154	59
3939 Itaska St	0.27mi	2/1.0 (-1)	1,020 (-12%)	2mo	$179,000	$175	58
4533 Ray Ave	0.42mi	3/1.5	1,000 (-13%)	0mo	$229,900	$230	56
3724 Bamberger Ave	0.70mi	3/2.0	1,069 (-7%)	1mo	$110,000	$103	55
5015 Gerritt Ave	0.39mi	2/1.0 (-1)	1,293 (+12%)	1mo	$165,000	$128	52

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-17,745
• Equity at exit: $20,129

10-year hold

• IRR: -4.7%
• Equity multiple: 0.70×
• Total profit: $-11,461
• 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 63116

• Rents YoY: 2.6%
• Active inventory: 255
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$708
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $72

Break-even live

Break-even rent $1,086

Max offer price $135,000

Occupancy floor 89%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 S 38th St Saint Louis, MO	3.0	1.0	1000	$1,000	$1.00	24d	1	0.09mi
4451 Grace Ave Saint Louis, MO	2.0	1.0	700	$750	$1.07	18d	1	0.29mi
3635 Marceline Ter Unit 2ND St. Louis, MO	3.0	1.0	1250	$1,275	$1.02	44d	1	0.33mi
3765 Delor St Unit 37651-F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	24d	1	0.34mi
3647 Delor St Unit 3647-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.34mi
3761 Delor St St. Louis, MO	2.0	1.5	900	$1,285	$1.43	2d	2	0.34mi
3723 Delor St Unit 3723-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	44d	1	0.37mi
3719 Delor St Unit 3719-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.37mi
3737 Delor St Unit 3737-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	24d	1	0.37mi
3737 Delor St Unit 3737-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.37mi
3729 Delor St Unit 37292-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	24d	1	0.37mi
3702 Meramec St Unit 1e St. Louis, MO	2.0	1.0	725	$950	$1.31	7d	1	0.38mi
4053 Giles Ave Unit A St. Louis, MO	2.0	1.0	1082	$995	$0.92	10d	1	0.38mi
3711 Delor St Unit 3711-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	24d	1	0.38mi
3707a Delor St Unit 3707-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.38mi
3709 Delor St Unit 3709-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	44d	1	0.38mi
3717 Delor St Unit 37172-F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	24d	1	0.39mi
3661 Delor St Unit 3661-2F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.39mi
3661 Delor St Unit 3661-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	44d	1	0.39mi
4416 S Grand Blvd Saint Louis, MO	3.0	1.0	963	$1,550	$1.61	24d	1	0.40mi
5033 Ulena Ave Saint Louis, MO	2.0	1.0	960	$1,575	$1.64	44d	1	0.40mi
3705 Delor St Unit 3705-1F St. Louis, MO	2.0	1.5	900	$1,225	$1.36	44d	1	0.41mi
3659 Delor St Unit 3659-1F St. Louis, MO	2.0	1.5	900	$1,115	$1.24	44d	1	0.43mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	4d	1	0.44mi
4637 Louisiana Ave Saint Louis, MO	2.0	1.0	1104	$1,175	$1.06	12d	1	0.51mi
3860 Bamberger Ave Unit 1N St. Louis, MO	2.0	1.0	850	$799	$0.94	10d	1	0.52mi
3860 Bamberger Ave Unit 3N St. Louis, MO	2.0	1.0	700	$799	$1.14	18d	1	0.52mi
4005 S Grand Blvd Saint Louis, MO	4.0	1.0	1323	$1,150	$0.87	16d	1	0.53mi
4716 Louisiana Ave Unit 2F St. Louis, MO	2.0	1.0	1200	$995	$0.83	44d	1	0.58mi
3824 Eiler St Saint Louis, MO	2.0	1.0	1000	$1,050	$1.05	24d	1	0.61mi
3514 Alberta St Unit 1W St. Louis, MO	2.0	1.0	800	$800	$1.00	44d	1	0.61mi
5217 S Grand Blvd Saint Louis, MO	2.0	1.0	870	$1,125	$1.29	14d	1	0.61mi
4000 Schiller Pl Saint Louis, MO	2.0	2.5	1448	$1,618	$1.12	7d	1	0.61mi
4028 Schiller Pl Saint Louis, MO	2.0	1.0	802	$1,440	$1.80	44d	1	0.64mi
5028 Louisiana Ave Saint Louis, MO	2.0	1.0	1200	$1,100	$0.92	44d	1	0.66mi
4215 Neosho St Unit 101 St. Louis, MO	2.0	1.0	750	$825	$1.10	44d	1	0.68mi
4617 Virginia Ave St. Louis, MO	2.0	1.0	700	$825	$1.18	24d	1	0.70mi
4215 Gannett St Unit 1F St. Louis, MO	2.0	1.0	1148	$1,025	$0.89	10d	1	0.70mi
3324 Liberty St Saint Louis, MO	2.0	1.0	1100	$950	$0.86	16d	1	0.75mi
3630 Hydraulic Ave Unit 1 St. Louis, MO	2.0	1.0	800	$1,050	$1.31	14d	1	0.75mi

Listing history 10 events

1. 2026-04-06
   price $135,000
2. 2026-04-04
   historical Active Under Contract
3. 2026-03-19
   price $129,000
4. 2025-12-09
   price $140,000
5. 2025-11-13
   listed $159,900 Active
6. 2025-11-12
   historical $159,900
7. 2019-10-29
   soldstatus $50,000
8. 1997-07-10
   soldstatus
9. 1994-06-28
   soldstatus $33,000
10. 1993-12-01
    soldstatus $25,000

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$185/yr (+$15/mo · 16.4%)

ⓘ 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 ≥108°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: $14,131
• − Mortgage interest: −$7,562
• − Property taxes: −$1,125
• − Insurance: −$675
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$3,927
• Taxable loss: −$1,419
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $1,209/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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 0.63)
• Race & ethnicity: White 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

+440.0% since first listed

10 events — show timeline

• 2026-04-06 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2026-04-04 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $129,000 MARIS as Distributed by MLS Grid
• 2025-12-09 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2025-11-13 Listed $159,900 MARIS as Distributed by MLS Grid
• 2025-11-12 Coming Soon $159,900 MARIS as Distributed by MLS Grid
• 2019-10-29 Sold (Public Records) $50,000 Public Records
• 1997-07-10 Sold (Public Records) — Public Records
• 1994-06-28 Sold (Public Records) $33,000 Public Records
• 1993-12-01 Sold (Public Records) $25,000 Public Records

Property tax history

+3.3%/yr

Latest (2024): $1,125 · +5.0% YoY. Source: county tax records.