3416 Utah St · St. Louis, MO 63118

$150,000

4 bd · 2.0 ba · 2,700 sqft · MultiFamily public records · 4 Days on market

Built 1906 3,811 sqft lot $56/sqft · 45% below area Est $274k · 45% 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
• Rent growth +3.7/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

3416 Utah Street presents an exceptional opportunity for an owner-occupant, investor, or renovation enthusiast in one of South City’s most walkable locations. This spacious two-family property offers approximately 2,700 square feet with two large 2-bedroom, 1-bath units, each featuring separate living and dining rooms, plus shared basement storage and a detached 2-car garage. The first-floor unit offers immediate livability, while the second-floor unit is ready for renovation and value-add improvements. Whether you're looking to live in one unit while renovating the other, expand your investment portfolio, or convert the property into a stunning single-family home, the possibilities here are endless. Located just steps from local dining, nightlife, and neighborhood favorites, this is a rare opportunity to restore and customize a classic South St. Louis property in a highly desirable location. Property to be sold as-is. Seller to provide no inspections or repairs.

Key facts

• Walkable locations
• Two family property
• Local dining

Tags

• TWO FAMILY PROPERTY
• SHARED BASEMENT STORAGE
• DETACHED 2 CAR GARAGE
• WALKABLE LOCATIONS
• LOCAL DINING
• NEIGHBORHOOD FAVORITES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 13.9% 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 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.
• Zoned schools: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 242 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,399/mo this rent would consume 50% of the median local household income ($58k/yr) (locally 1495% 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 $1k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $82k; list at $150k implies a 83% gain — meaningful room to come down on a strong offer.

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 $150,000

Questions for the listing agent

1. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.60% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.30%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (median comp): $274,305
• List price: $150,000
• Delta: -45.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3416 Utah St	0.00mi	4/2.0	2,700 (0%)	1mo	$150,000	$56	99
3439 Utah St	0.05mi	5/2.0 (+1)	2,642 (-2%)	2mo	$359,000	$136	88
3161 Oregon Ave	0.51mi	4/—	2,706 (+0%)	2mo	$275,000	$102	74
3418 Hartford St	0.31mi	5/2.0 (+1)	2,528 (-6%)	6mo	$319,999	$127	65
3445 Iowa Ave	0.62mi	3/2.0 (-1)	2,724 (+1%)	4mo	$309,000	$113	61
3521 Hartford St	0.37mi	3/2.0 (-1)	2,448 (-9%)	3mo	$264,900	$108	60
3618 Pennsylvania Ave	0.54mi	4/2.0	2,522 (-7%)	6mo	$160,000	$63	58
3829 Minnesota Ave	0.72mi	4/2.0	2,798 (+4%)	2mo	$65,000	$23	58
3106 Chippewa St	0.68mi	4/2.0	2,490 (-8%)	2mo	$109,900	$44	53
3733 Oregon Ave	0.72mi	4/4.0	2,480 (-8%)	4mo	$220,000	$89	42
3921 Miami St	0.75mi	4/2.0	2,304 (-15%)	0mo	$350,000	$152	40
3146 Nebraska Ave	0.50mi	5/4.0 (+1)	3,100 (+15%)	4mo	$349,900	$113	36

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 1.98×
• Total profit: $41,180
• Equity at exit: $22,365

10-year hold

• IRR: 32.4%
• Equity multiple: 4.19×
• Total profit: $133,957
• Equity at exit: $12,969

Cash invested: $42,000 (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 63118

• Rents YoY: 4.9%
• Active inventory: 242
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,399 high
• Mortgage (P&I): −$787
• Tax from tax record: −$91 /mo · $1,086/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $956

Break-even live

Break-even rent $1,189

Max offer price $150,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,040	-5% $998	+0% $956	+5% $913	+10% $871
Rent	-10% $766	-5% $861	+0% $956	+5% $1,050	+10% $1,145
Rate	-1.0pp $1,031	-0.5pp $994	base $956	+0.5pp $917	+1.0pp $877

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,400
Total (2 units)			$2,399

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	9d	1	0.35mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	3d	1	0.43mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	45d	1	0.47mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	45d	1	0.52mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	9d	1	0.52mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	6d	1	0.59mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	45d	1	0.64mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	18d	1	0.70mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	45d	1	0.73mi
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	25d	1	0.87mi
4145-4147 Hartford St St. Louis, MO	4.0	3.5	2400	$3,800	$1.58	13d	1	1.02mi
2811 Missouri Ave Saint Louis, MO	4.0	2.5	2673	$3,622	$1.36	45d	1	1.06mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	45d	1	1.09mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$2,300	$1.89	0d	15	1.11mi
4222 S 38th St St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	0d	1	1.12mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	22d	1	1.12mi
2253 Indiana Ave Saint Louis, MO	4.0	3.5	1760	$2,600	$1.48	9d	1	1.27mi
4211 Cleveland Ave Saint Louis, MO	3.0	2.5	2056	$2,475	$1.20	0d	1	1.31mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	0d	1	1.38mi

Listing history 5 events

1. 2026-05-15
   listed $150,000 Active 983-char remark
2. 2026-05-14
   listed $150,000 Active 983-char remark

   Show marketing remark (983 chars)

   3416 Utah Street presents an exceptional opportunity for an owner-occupant, investor, or renovation enthusiast in one of South City’s most walkable locations. This spacious two-family property offers approximately 2,700 square feet with two large 2-bedroom, 1-bath units, each featuring separate living and dining rooms, plus shared basement storage and a detached 2-car garage. The first-floor unit offers immediate livability, while the second-floor unit is ready for renovation and value-add improvements. Whether you're looking to live in one unit while renovating the other, expand your investment portfolio, or convert the property into a stunning single-family home, the possibilities here are endless. Located just steps from local dining, nightlife, and neighborhood favorites, this is a rare opportunity to restore and customize a classic South St. Louis property in a highly desirable location. Property to be sold as-is. Seller to provide no inspections or repairs.

3. 2007-01-08
   soldstatus $82,000
4. 2006-12-27
   soldstatus $55,000
5. 2006-12-04
   soldstatus $40,000

ⓘ 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: $1,086 · $91/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$369/yr (+$31/mo · 34.0%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,788
• − Mortgage interest: −$8,402
• − Property taxes: −$1,086
• − Insurance: −$750
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$4,364
• Taxable income: $9,580
• Est. tax owed @ 24.0%: −$2,299
• After-tax cash flow: $9,168/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+275.0% since first listed

6 events — show timeline

• 2026-05-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $150,000 MARIS as Distributed by MLS Grid
• 2007-01-08 Sold (Public Records) $82,000 Public Records
• 2006-12-27 Sold (Public Records) $55,000 Public Records
• 2006-12-04 Sold (Public Records) $40,000 Public Records

Property tax history

+5.4%/yr

Latest (2024): $1,086 · +5.0% YoY. Source: county tax records.