Real Estate Investing in Saint Louis, Missouri (63120)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 63120 (Saint Louis, MO)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 34.5% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
- Elevated poverty: 24.6% poverty rate — can affect rent collection.
- Higher unemployment: 12.0% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Saint Louis, MO (63120)?
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Market Analysis: 63120 Saint Louis
Within Saint Louis City, the 63120 ZIP shows a lower entry point around $39K. Put differently, operators who can improve stock here typically see outsized uplift.
Value-add is the defining thesis in 63120. Homes trade near $39K, well below the state median, and rehabbed comps tend to clear meaningfully higher — a classic forced-equity setup.
The worth a close look for piece of regional context is that nearby ZIPs with newer stock and higher basis have priced out of the value-add game. 63120 has not.
The resident base in 63120 runs younger and more tenure-renter than county averages. 57% of 7,227 households lease, which is the demand source for post-rehab rent lifts.
The strategy in 63120 is forced equity, not market equity. On balance, entry prices are accommodating at $39K, the returns sit in the renovation budget, not the holding period.
Here's what matters if you're considering buying a home in Saint Louis:
Property Strategy for 63120
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $46,375 | $1,030 | 16.0% | +6.2% | $23,188 |
| 3BR | $53,284 | $1,330 | 18.0% | +5.1% | $17,761 |
Market Trends
Home Value History (with trend line)
📊 How Does 63120 Compare?
| Metric | 63120 | Saint Louis | St. Louis, MO-IL | Missouri |
|---|---|---|---|---|
| Home Value | $38,522 | $151,242 | N/A | $254,657 |
| 5-Year CAGR | 1.1% | 1.0% | N/A | 7.0% |
| Avg Rent | $927 | $1,223 | N/A | - |
| Cap Rate | 18.8% | 8.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 63120 (Saint Louis, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $38,522 |
| Monthly Rent | $927 |
| Price-to-Rent | 3.5:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 28.9% |
| Cap Rate | 18.8% |
| 5-Year IRR | 19.8% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +3.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (18.8%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 63120
Population: 7,227
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 63120
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
HAMILTON ELEM. COMMUNITY ED.
LEXINGTON ELEM.
WASHINGTON MONTESSORI
EARL NANCE SR. ELEM.
SUMNER HIGH
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,308 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Saint Louis, MO a good place for real estate investing?
Investors tracking Saint Louis, MO will find a 4.0/5 rating supported by $39K median home values and $927/mo rents. That profile suits long-term holders targeting measured returns.
What approach is best for Saint Louis, MO real estate?
A value-add and BRRRR deals strategy Saint Louis, MO best. The market produces reliable results for that approach at the $39K price point.
Is BRRRR a fit for Saint Louis, MO?
BRRRR viability in Saint Louis, MO is a strong. Disciplined acquisition and rehab can hit the 75% LTV refinance target at market comps.
What price range are homes in Saint Louis, MO?
Saint Louis, MO median home values land near $39K. That is reasonable territory for investors looking at $927/mo-per-month rentals.
Is Saint Louis, MO suited for a house hack?
The house hack math an attractive in Saint Louis, MO. Owner-occupant buyers benefit from the $927/mo rents and $39K home values.
You know 63120 now. You don’t know where it ranks.
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How 63120 ranks in St. Louis, MO-IL
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