3627 Lafayette Ave · St. Louis, MO 63110

$250,000

8 bd · 2.0 ba · 2,616 sqft · MultiFamily public records · 154 Days on market

Built 1915 3,898 sqft lot $96/sqft · 31% below area Est $363k · 31% 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to this turn-key duplex in South City! Each spacious unit offers a great open floor plan and approximately 1,308 sq. ft. of living space. The first-floor flat includes 2 bedrooms and 1 bath, while the second-floor unit features 3 bedrooms and 1 bath. Both units come equipped with refrigerator, stove, microwave and garbage disposal in kitchen. Original stained glass, detailed woodwork, and hardwood floors throughout add timeless character to the property. Additional highlights include washer/dryer hookups in the basement, a 2-car brick garage with covered parking, accessed from the alley, and long-term tenants currently under lease. Conveniently located near SLU, Wash U, BJC, Tower Grove Park, Lafayette Park, Shaw’s Garden, and countless restaurants and activities. With steady rental income and historic charm in a prime city location, this fully occupied building is a smart investment opportunity you won’t want to miss. See uploaded RPV for more financial details. Property to be sold AS-IS.

Key facts

• Open floor plan
• Detailed woodwork
• Washer dryer hookups

Tags

• TURN-KEY DUPLEX
• OPEN FLOOR PLAN
• ORIGINAL STAINED GLASS
• DETAILED WOODWORK
• HARDWOOD FLOORS
• WASHER DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 1×4bd/1.5ba + 1×3bd/1.5ba units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $668/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 fast (+6.2%/yr); 98 active listings in the ZIP; solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,660/mo this rent would consume 54% of the median local household income ($82k/yr) (locally 921% 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 $2k of loan paydown is wiped out by about $8k 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 + 6.2% rent growth), your $70k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.46% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.92%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (median comp): $362,995
• List price: $250,000
• Delta: -31.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.24% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.81×
• Total profit: $56,907
• Equity at exit: $37,276

10-year hold

• IRR: 29.6%
• Equity multiple: 4.04×
• Total profit: $213,022
• Equity at exit: $21,615

Cash invested: $70,000 (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 63110

• Rents YoY: 6.2%
• Active inventory: 98
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,660 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$139 /mo · $1,671/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $1,337

Break-even live

Break-even rent $1,968

Max offer price $250,000

Occupancy floor 58%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	1.5	$1,931
1× unit	3	1.5	$1,729
Total (2 units)			$3,660

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $250,000 Active 154 DOM
2. 2026-06-17
   days on market $250,000 Active 153 DOM
3. 2026-06-16
   days on market $250,000 Active 152 DOM
4. 2026-06-15
   days on market $250,000 Active 151 DOM
5. 2026-06-13
   days on market $250,000 Active 149 DOM
6. 2026-06-09
   days on market $250,000 Active 145 DOM
7. 2026-06-08
   days on market $250,000 Active 144 DOM
8. 2026-06-08
   days on market $250,000 Active 143 DOM
9. 2026-06-05
   days on market $250,000 Active 140 DOM
10. 2026-06-03
    days on market $250,000 Active 139 DOM
11. 2026-06-02
    days on market $250,000 Active 138 DOM
12. 2026-06-01
    days on market $250,000 Active 137 DOM
13. 2026-05-31
    days on market $250,000 Active 136 DOM
14. 2026-04-21
    price $250,000 1024-char remark

    Show marketing remark (1024 chars)

    Welcome to this turn-key duplex in South City! Each spacious unit offers a great open floor plan and approximately 1,308 sq. ft. of living space. The first-floor flat includes 2 bedrooms and 1 bath, while the second-floor unit features 3 bedrooms and 1 bath. Both units come equipped with refrigerator, stove, microwave and garbage disposal in kitchen. Original stained glass, detailed woodwork, and hardwood floors throughout add timeless character to the property. Additional highlights include washer/dryer hookups in the basement, a 2-car brick garage with covered parking, accessed from the alley, and long-term tenants currently under lease. Conveniently located near SLU, Wash U, BJC, Tower Grove Park, Lafayette Park, Shaw’s Garden, and countless restaurants and activities. With steady rental income and historic charm in a prime city location, this fully occupied building is a smart investment opportunity you won’t want to miss. See uploaded RPV for more financial details. Property to be sold AS-IS.

15. 2026-01-15
    listed $275,000 Active 1024-char remark

    Show marketing remark (1024 chars)

    Welcome to this turn-key duplex in South City! Each spacious unit offers a great open floor plan and approximately 1,308 sq. ft. of living space. The first-floor flat includes 2 bedrooms and 1 bath, while the second-floor unit features 3 bedrooms and 1 bath. Both units come equipped with refrigerator, stove, microwave and garbage disposal in kitchen. Original stained glass, detailed woodwork, and hardwood floors throughout add timeless character to the property. Additional highlights include washer/dryer hookups in the basement, a 2-car brick garage with covered parking, accessed from the alley, and long-term tenants currently under lease. Conveniently located near SLU, Wash U, BJC, Tower Grove Park, Lafayette Park, Shaw’s Garden, and countless restaurants and activities. With steady rental income and historic charm in a prime city location, this fully occupied building is a smart investment opportunity you won’t want to miss. See uploaded RPV for more financial details. Property to be sold AS-IS.

16. 2025-04-01
    listed $284,900 Active
17. 2025-03-20
    historical
18. 2020-10-08
    soldstatus
19. 2020-10-02
    soldstatus Closed
20. 2020-08-16
    status Pending
21. 2020-08-14
    listed $225,000 Active

ⓘ 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: $1,671 · $139/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$754/yr (+$63/mo · 45.1%)

ⓘ 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: $43,920
• − Mortgage interest: −$14,004
• − Property taxes: −$1,671
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,514
• − Management: −$3,514
• − Depreciation: −$7,273
• Taxable income: $12,695
• Est. tax owed @ 24.0%: −$3,047
• After-tax cash flow: $12,996/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): 17,645
• Household income: $81,655
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 921.0

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 White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 9% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -206.93%
• Current HPI: 342.2466
• Rent YoY: ▲ 6.24%
• 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

+11.1% since first listed

8 events — show timeline

• 2026-04-21 Price Changed $250,000 MARIS as Distributed by MLS Grid
• 2026-01-15 Listed $275,000 MARIS as Distributed by MLS Grid
• 2025-04-01 Listed $284,900 MARIS as Distributed by MLS Grid
• 2025-03-20 Coming Soon — MARIS as Distributed by MLS Grid
• 2020-10-08 Sold (Public Records) — Public Records
• 2020-10-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-08-16 Pending — MARIS as Distributed by MLS Grid
• 2020-08-14 Listed $225,000 MARIS as Distributed by MLS Grid

Property tax history

+12.3%/yr

Latest (2024): $1,671 · +5.1% YoY. Source: county tax records.