3556 Tennessee Ave · St. Louis, MO 63118

$285,000

16 bd · 4.0 ba · 3,780 sqft · MultiFamily public records · 13 Days on market

Built 1908 5,227 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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: 4 units. confirmed

Listing remarks MLS

$10,000 price adjustment! Here's your chance to buy a 4 family blocks from all the activity of S. Grand and Cherokee St. Also 1 block from Gravois Park. 2 units are occupied with good tenants and 2 are vacant. Some of the systems have been updated, for example PVC stacks and circuit breaker boxes, however there is still room to build sweat equity by updating the vacant units before renting. Each tenant pays for their own electric and gas. There is a level fenced back yard. Please do not disturb the tenants.

Key facts

• Some systems updated
• 3 units leased
• 2 units renovated

Tags

• 3 UNITS LEASED
• 1 BLOCK FROM GRAVOIS PARK
• 2 UNITS RENOVATED
• VACANT UNIT RENOVATED
• LEVEL FENCED BACK YARD
• SOME SYSTEMS UPDATED

Property features AI

Finance

• Financial info: Gross income: $27,660; Net operating income: $27,660

Exterior

• Parking: On-street parking
• Utilities: Public water
• Home design: Residential income property (2–4 units)
• Construction: Brick construction
• Exterior features: Fenced yard; Lot approximately 0.12 acres

Interior

• Bedrooms: Four 1-bedroom units
• Bathrooms: Four 1-bath units
• Heating & cooling: Natural gas forced air heating; Central electric air conditioning
• Interior features: Gas water heater

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.5-bath units multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $511/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $285k).
• Cap rate 14.9% 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: Froebel Elem. (math 8% / reading 8%, grade F, #1,052 of 1,115 statewide, top 95%, 176 students, 98% 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 240 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $4,747/mo this rent would consume 99% 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 $2k of loan paydown is wiped out by about $9k 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 $80k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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.
• Current owner paid $157k; list at $285k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $285,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.67% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.74%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $94,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3931 Keokuk St	0.74mi	16/16.0	3,668 (-3%)	12mo	$90,000	$25	30

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: 27.4%
• Equity multiple: 2.17×
• Total profit: $93,108
• Equity at exit: $42,494

10-year hold

• IRR: 36.0%
• Equity multiple: 4.60×
• Total profit: $287,568
• Equity at exit: $24,642

Cash invested: $79,800 (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: 240
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $4,747 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$997
• Net cashflow: $2,044

Break-even live

Break-even rent $2,160

Max offer price $285,000

Occupancy floor 52%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1.5	$4,748
Total (4 units)			$4,747

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $285,000 Active 13 DOM
2. 2026-06-17
   days on market $285,000 Active 12 DOM
3. 2026-06-16
   days on market $285,000 Active 11 DOM
4. 2026-06-15
   days on market $285,000 Active 10 DOM
5. 2026-06-13
   days on market $285,000 Active 8 DOM
6. 2026-06-09
   days on market $285,000 Active 4 DOM
7. 2026-06-08
   days on market $285,000 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $285,000 Active 2 DOM

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: +$1,651/yr (+$138/mo · 148.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $56,964
• − Mortgage interest: −$15,964
• − Property taxes: −$1,114
• − Insurance: −$1,425
• − Repairs & maintenance: −$4,557
• − Management: −$4,557
• − Depreciation: −$8,291
• Taxable income: $21,056
• Est. tax owed @ 24.0%: −$5,053
• After-tax cash flow: $19,475/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

+59.2% since first listed

13 events — show timeline

• 2026-06-05 Listed $285,000 MARIS as Distributed by MLS Grid
• 2023-04-11 Delisted — MARIS as Distributed by MLS Grid
• 2023-01-24 Listed $260,000 MARIS as Distributed by MLS Grid
• 2021-11-30 Sold (Public Records) $157,000 Public Records
• 2021-11-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-11-02 Pending — MARIS as Distributed by MLS Grid
• 2021-10-27 Relisted — MARIS as Distributed by MLS Grid
• 2021-10-11 Contingent — MARIS as Distributed by MLS Grid
• 2021-10-01 Price Changed $159,000 MARIS as Distributed by MLS Grid
• 2021-09-16 Price Changed $169,000 MARIS as Distributed by MLS Grid
• 2021-09-10 Sold (Public Records) $122,500 Public Records
• 2021-09-06 Listed $179,000 MARIS as Distributed by MLS Grid
• 1998-05-19 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2024): $1,114 · +5.0% YoY. Source: county tax records.