4329 N 20th St · St. Louis, MO 63107

$5,000

4 bd · 4.0 ba · 2,944 sqft · MultiFamily public records · 57 Days on market

Built 1895 4,678 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.1/10.0
• 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

Unique opportunity to build your own neighborhood. 4 properties on the same block. Investment opportunity in College Hill. Potential package with 4420 N 20th St. Two quadplexes. Both with four 1 bed / 1 bath. In need of significant repairs. Just north of Downtown off of Grand. Bring your contractor with you. For more details contact your agent

Key facts

• Off of grand
• 4,678 sq ft lot
• Built 1895

Tags

• INVESTMENT OPPORTUNITY
• JUST NORTH OF DOWNTOWN
• OFF OF GRAND

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$217,856) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Recommended offer: $5k (3.0% below list) — sets the bar for market timing.
• Cap rate 294.6% 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: Bryan Hill Elem. (math 5% / reading 5%, grade F, #1,072 of 1,115 statewide, top 98%, 182 students, 98% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $35 of loan paydown is wiped out by about $88 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 (-1.8% appreciation + 3.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1895 — 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 $4,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 31.25% ✓
• Cap rate: 294.58%
• Cash-on-cash: 1029.59%
• DSCR: 46.81
• GRM: 0.3

CMA / ARV

• ARV (on-the-fly): $217,856
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2147 Linton	0.55mi	4/4.0	3,234 (+10%)	15mo	$239,000	$74	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 55.27×
• Total profit: $75,983
• Equity at exit: $1,029

10-year hold

• IRR: —
• Equity multiple: 118.86×
• Total profit: $165,010
• Equity at exit: $935

Cash invested: $1,400 (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 63107

• Home prices YoY: -1.9%
• Active inventory: 58
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$26
• Tax from tax record: −$5 /mo · $60/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $1,201

Break-even live

Break-even rent $42

Max offer price $5,000

Occupancy floor 18%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2025-02-08
   status Pending
2. 2025-02-07
   status Active
3. 2025-02-06
   status Pending
4. 2025-01-29
   status Active
5. 2025-01-22
   historical Active Under Contract
6. 2025-01-18
   status Active
7. 2025-01-14
   historical Active Under Contract
8. 2024-12-30
   status Active
9. 2024-12-21
   historical Active Under Contract
10. 2024-12-12
    listed $5,000 Active
11. 2020-02-03
    soldstatus $12,000
12. 2009-04-16
    soldstatus $100,000

ⓘ 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: $60 · $5/mo
• Projected year-2 tax: $60 · $5/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,752
• − Mortgage interest: −$280
• − Property taxes: −$60
• − Insurance: −$25
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$145
• Taxable income: $15,241
• Est. tax owed @ 24.0%: −$3,658
• After-tax cash flow: $10,756/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
• City population: 283,259
• Population (ZIP): 9,082

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 (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▼ -1.75%
• Current HPI: 92.7423
• Rent YoY: —
• Metro: —
• 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

-95.0% since first listed

12 events — show timeline

• 2025-02-08 Pending — MARIS as Distributed by MLS Grid
• 2025-02-07 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-06 Pending — MARIS as Distributed by MLS Grid
• 2025-01-29 Relisted — MARIS as Distributed by MLS Grid
• 2025-01-22 Contingent — MARIS as Distributed by MLS Grid
• 2025-01-18 Relisted — MARIS as Distributed by MLS Grid
• 2025-01-14 Contingent — MARIS as Distributed by MLS Grid
• 2024-12-30 Relisted — MARIS as Distributed by MLS Grid
• 2024-12-21 Contingent — MARIS as Distributed by MLS Grid
• 2024-12-12 Listed $5,000 MARIS as Distributed by MLS Grid
• 2020-02-03 Sold (Public Records) $12,000 Public Records
• 2009-04-16 Sold (Public Records) $100,000 Public Records

Property tax history

-1.7%/yr

Latest (2024): $60 · +2.7% YoY. Source: county tax records.