8841 Mcnulty Dr · St. John, MO 63114

$200,000

4 bd · 2.0 ba · 1,504 sqft · MultiFamily public records · 5 Days on market

Built 1956 7,919 sqft lot

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Why this score? — see what drove the C+ 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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great Opportunity for a Well Maintained Brick Duplex. Could be Owner Occupied or Rental Opportunity! Nice Street Appeal...Gleaming Hardwood Floors through Most of Both Sides...Lots of Fresh Paint...2 Bedrooms Each Side...1 Bath Each Side...Eat In Kitchen... 8843-Newer Stainless Appliances & Kitchen Floor. Full Basements with Laundry...8841 Has Large Finished Recreation Room in Lower Level with Newer carpet. 8841 Has Large Deck. New A/C both sides. Nice Yard with Fencing. Shows So Well! Move In Ready! Well Maintained.

Key facts

• Private decks
• Brick duplex
• Full basements

Tags

• BRICK DUPLEX
• FULLY UPDATED KITCHENS
• PRIVATE DECKS
• LARGE FENCED BACKYARD
• DEDICATED PARKING PAD
• FULL BASEMENTS

Property features AI

Finance

• Other: Total living area reported as 1,504 (public records); Lot size approximately 0.1818 acre

Exterior

• Parking: Parking pad
• Utilities: Public water; Sewer connected; Electricity connected (Ameren); Natural gas connected
• Home design: Residential income property (2–4 unit building); Two-unit building; One story
• Construction: Brick construction
• Exterior features: Covered front porch; Back yard fencing

Interior

• Kitchen: Stainless steel appliances; Gas range
• Bedrooms: Two 2-bedroom units (each unit: 2 bedrooms)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Storage
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive. Per door: $303/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ritenour (suburban): math 13% / reading 27% proficiency, ranked #304 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marvin Elem. (math 11% / reading 16%, grade F, #1,003 of 1,115 statewide, top 90%, 517 students, 99% FRL); Ritenour Sr. High (math 9% / reading 36%, grade F, #455 of 521 statewide, top 88%, 1,873 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 118 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $2,407/mo this rent would consume 52% of the median local household income ($56k/yr) (locally 1595% 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $147k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,000

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 1956 — 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: 1.20% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.00%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $108,288
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3605 Gordon Ave	0.55mi	4/2.0	1,665 (+11%)	0mo	$120,000	$72	56

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,898
• Equity at exit: $29,821

10-year hold

• IRR: 10.5%
• Equity multiple: 1.78×
• Total profit: $43,793
• Equity at exit: $17,292

Cash invested: $56,000 (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 63114

• Rents YoY: 2.0%
• Active inventory: 118
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,407 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $606

Break-even live

Break-even rent $1,639

Max offer price $200,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,408
Total (2 units)			$2,407

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8601 Belhaven Dr Saint Louis, MO	4.0	1.5	1507	$1,850	$1.23	43d	1	0.57mi
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	4d	1	0.79mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	22d	1	0.90mi
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	43d	1	1.06mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	23d	1	1.06mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	23d	1	1.27mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	43d	1	1.27mi

Listing history 5 events

1. 2026-06-17
   status $200,000 Pending 5 DOM
2. 2026-06-17
   statusdays on market $200,000 Active 5 DOM
3. 2026-06-13
   statusdays on market $200,000 Pending 4 DOM
4. 2026-06-09
   remarks 560-char remark
5. 2026-06-09
   listed $200,000 Active 1 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: $1,955 · $163/mo
• Projected year-2 tax: $1,955 · $163/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 4/10 Moderate 7 d/yr ≥106°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,884
• − Mortgage interest: −$11,203
• − Property taxes: −$1,955
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − Depreciation: −$5,818
• Taxable income: $4,286
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $6,249/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: Ritenour
• NCES district ID: 2926640
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $41,410
• Composite: 17.04/100
• National rank: #9125
• State rank: #304 of 324 in MO

Livability — St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. John, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,969
• Household income: $55,870
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1595.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 11% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.62%
• Current HPI: 223.9305
• Rent YoY: ▲ 2.04%
• 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

+38.0% since first listed

6 events — show timeline

• 2026-06-08 Listed $200,000 MARIS as Distributed by MLS Grid
• 2020-08-05 Sold (Public Records) $146,900 Public Records
• 2020-06-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-05-24 Pending — MARIS as Distributed by MLS Grid
• 2020-05-22 Listed $144,900 MARIS as Distributed by MLS Grid
• 1987-10-01 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2022): $1,955 · +0.0% YoY. Source: county tax records.