4726 S Grand Blvd · St. Louis, MO 63111

$349,900

32 bd · 4.0 ba · 3,996 sqft · MultiFamily public records · 1 Days on market

Built 1923 6,390 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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Rent growth +3.3/5.0
• 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

Value-add 3,996 sqft 4 family with large 1br/1ba units directly across the street from St. Mary’s High School. 2 units vacant, 2 occupied renting for $495 on m2m lease. 1 of the vacant units needs finishing touches, others will require full update. Occupied units renting for $495 with potential to raise rent in the future with additional updates. Per Rentometer, 1 br apartments nearby are currently renting for $675 - $850 depending on updates. Sold As-Is.

Key facts

• Move-in ready
• Fully renovated
• Strong rental demand

Tags

• FULLY RENOVATED
• MOVE-IN READY
• STRONG RENTAL DEMAND
• LOW VACANCY RISK

Property features AI

Finance

• Financial info: Income property with 4 rental units

Exterior

• Parking: Asphalt parking access from alley
• Utilities: Electricity provided by Ameren; Electricity connected; Sewer connected; Water connected
• Home design: Residential income property; 2–4 unit building; Listed as updated/remodeled
• Construction: Brick veneer and vinyl siding exterior; Stone foundation
• Exterior features: Alley access; Public water and sewer connections

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Four 2-bedroom units (total 8 bedrooms)
• Bathrooms: Four bathrooms (one per unit)
• Heating & cooling: Forced air heating; Wall-mounted cooling units
• Interior features: Updated/remodeled units; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $269/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Cap rate 10.0% 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 C — 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: Woodward Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 239 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $4,035/mo this rent would consume 103% of the median local household income ($47k/yr) (locally 1364% 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 $10k 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 + 3.3% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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 $126k; list at $350k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $349,900

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 1923 — 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: 1.15% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.19%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $12,855
• Equity at exit: $52,171

10-year hold

• IRR: 13.1%
• Equity multiple: 2.06×
• Total profit: $103,521
• Equity at exit: $30,253

Cash invested: $97,972 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 28.9×

Monthly cashflow live

• Estimated rent: $4,035 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$847
• Net cashflow: $1,077

Break-even live

Break-even rent $2,672

Max offer price $349,900

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,036
Total (4 units)			$4,035

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 530-char remark
2. 2026-06-17
   listed $349,900 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: $1,562 · $130/mo
• Projected year-2 tax: $3,394 · $283/mo
• Expected delta: +$1,832/yr (+$153/mo · 117.4%)

ⓘ 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: $48,420
• − Mortgage interest: −$19,600
• − Property taxes: −$1,562
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,874
• − Management: −$3,874
• − Depreciation: −$10,179
• Taxable income: $7,583
• Est. tax owed @ 24.0%: −$1,820
• After-tax cash flow: $11,102/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+165.1% since first listed

18 events — show timeline

• 2026-06-17 Listed $349,900 MARIS as Distributed by MLS Grid
• 2024-02-23 Sold (Public Records) $126,000 Public Records
• 2024-02-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-01-26 Pending — MARIS as Distributed by MLS Grid
• 2024-01-11 Relisted — MARIS as Distributed by MLS Grid
• 2024-01-11 Price Changed $139,000 MARIS as Distributed by MLS Grid
• 2024-01-02 Delisted — MARIS as Distributed by MLS Grid
• 2023-12-08 Relisted — MARIS as Distributed by MLS Grid
• 2023-12-04 Pending — MARIS as Distributed by MLS Grid
• 2023-11-02 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2023-09-18 Listed $159,000 MARIS as Distributed by MLS Grid
• 2023-09-13 Delisted — MARIS as Distributed by MLS Grid
• 2023-09-07 Listed $215,000 MARIS as Distributed by MLS Grid
• 2020-12-28 Sold (Public Records) $1,750,000 Public Records
• 2020-12-17 Sold (Public Records) $654,000 Public Records
• 2004-05-11 Sold (Public Records) $76,000 Public Records
• 2003-02-07 Sold (Public Records) $132,000 Public Records
• 1992-07-06 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2024): $1,562 · +5.1% YoY. Source: county tax records.