4555 Clarence Ave · St. Louis, MO 63115

$50,000

5 bd · 2.0 ba · 3,052 sqft · MultiFamily public records · 170 Days on market

Built 1906 4,617 sqft lot $16/sqft · 28% below area Est $70k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

The house has been totally gutted. Start with a new floor plan,and work wonders. Turn this old classic into a single family of restore to a 2 family unit. Sold as is , no concessions. Special Sale Contracts only!

Key facts

• 4,617 sq ft lot
• Built 1906
• Listed 169 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.1% 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: 99 active listings in the ZIP; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $1,594/mo this rent would consume 62% 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.19% ✓
• Cap rate: 29.07%
• Cash-on-cash: 81.34%
• DSCR: 4.62
• GRM: 2.6

CMA / ARV

• ARV (median comp): $69,921
• List price: $50,000
• Delta: -28.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4582 Clarence Ave	0.06mi	4/2.0 (-1)	2,752 (-10%)	4mo	$50,000	$18	72
4418 Athlone Ave	0.25mi	5/2.0	2,686 (-12%)	16mo	$52,000	$19	55
2138 E Fair Ave	0.39mi	4/2.0 (-1)	2,706 (-11%)	20mo	$44,800	$17	42
4434 Clarence Ave	0.21mi	6/6.0 (+1)	2,600 (-15%)	8mo	$60,000	$23	38
4278 Lee Ave #4	0.51mi	4/4.0 (-1)	3,332 (+9%)	15mo	$65,000	$20	36
2147 Linton	0.71mi	4/4.0 (-1)	3,234 (+6%)	15mo	$239,000	$74	32

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: 81.6%
• Equity multiple: 4.74×
• Total profit: $52,343
• Equity at exit: $7,455

10-year hold

• IRR: 84.9%
• Equity multiple: 9.82×
• Total profit: $123,418
• Equity at exit: $4,323

Cash invested: $14,000 (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: 99
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $949

Break-even live

Break-even rent $392

Max offer price $50,000

Occupancy floor 35%

Sensitivity live

Price	-10% $977	-5% $963	+0% $949	+5% $935	+10% $921
Rent	-10% $823	-5% $886	+0% $949	+5% $1,012	+10% $1,075
Rate	-1.0pp $974	-0.5pp $962	base $949	+0.5pp $936	+1.0pp $923

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $50,000 Active 170 DOM
2. 2026-06-18
   days on market $50,000 Active 167 DOM
3. 2026-06-17
   days on market $50,000 Active 166 DOM
4. 2026-06-16
   days on market $50,000 Active 165 DOM
5. 2026-06-15
   days on market $50,000 Active 164 DOM
6. 2026-06-13
   days on market $50,000 Active 162 DOM
7. 2026-06-09
   days on market $50,000 Active 158 DOM
8. 2026-06-08
   days on market $50,000 Active 157 DOM
9. 2026-06-08
   days on market $50,000 Active 156 DOM
10. 2026-06-05
    days on market $50,000 Active 153 DOM
11. 2026-06-03
    days on market $50,000 Active 152 DOM
12. 2026-06-02
    days on market $50,000 Active 151 DOM
13. 2026-06-01
    days on market $50,000 Active 150 DOM
14. 2026-05-31
    days on market $50,000 Active 149 DOM
15. 2026-01-02
    listed $50,000 Active 217-char remark

    Show marketing remark (217 chars)

    The house has been totally gutted. Start with a new floor plan,and work wonders. Turn this old classic into a single family of restore to a 2 family unit. Sold as is , no concessions. Special Sale Contracts only!

16. 2026-01-02
    historical $50,000 217-char remark

    Show marketing remark (217 chars)

    The house has been totally gutted. Start with a new floor plan,and work wonders. Turn this old classic into a single family of restore to a 2 family unit. Sold as is , no concessions. Special Sale Contracts only!

17. 2019-04-29
    soldstatus $50,000
18. 2005-06-01
    soldstatus $50,000

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $485 · $40/mo
• Expected delta: +$161/yr (+$13/mo · 49.5%)

ⓘ 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: $19,125
• − Mortgage interest: −$2,801
• − Property taxes: −$324
• − Insurance: −$250
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$1,455
• Taxable income: $11,236
• Est. tax owed @ 24.0%: −$2,697
• After-tax cash flow: $8,692/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

+0.0% since first listed

4 events — show timeline

• 2026-01-02 Listed $50,000 MARIS as Distributed by MLS Grid
• 2026-01-02 Coming Soon $50,000 MARIS as Distributed by MLS Grid
• 2019-04-29 Sold (Public Records) $50,000 Public Records
• 2005-06-01 Sold (Public Records) $50,000 Public Records

Property tax history

-2.3%/yr

Latest (2024): $324 · +4.7% YoY. Source: county tax records.