3843 Saint Ferdinand Ave · St. Louis, MO 63113

$325,000

6 bd · 2.0 ba · 2,788 sqft · MultiFamily public records · 102 Days on market

Built 1928 0.45 ac lot $117/sqft · 424% above area ↓ 3% since listing

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +3.9/10.0
• 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: 2 units. confirmed

Listing remarks MLS

**BACK ON MARKET NO FAULT OF SELLER**, **BOTH UNITS PASSED OCCUPANCY**.Own a piece of history and secure your financial future! Offered by a proud Veteran retiring to dedicate more time volunteering at Shriners Children’s Hospital, this meticulously maintained duplex radiates "pride of ownership" in every detail. Each of the two spacious units provides a full 3BR/1BA layout, creating the ultimate house hacking opportunity: live in one 3-bedroom unit while a tenant pays your mortgage! The interiors boast modern open-concept living, charming exposed brick, and spa-like whirlpool tubs. Situated on an expansive five-lot estate complete with fruit trees, this property is a rare find in a high-growth corridor. You are steps away from the $3.2M "A Stronger Northside" revitalization and major new developments driving rapid market value growth. Everyone will love the proximity to City Academy and top-tier charter schools. Spanning 5 total lots and including lawn maintenance equipment, this expansive property offers a massive footprint and endless possibilities for development or estate scaling.

Key facts

• 0.45 acre lot
• Built 1928
• Listed 102 days

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive. Per door: $347/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $296k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 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.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 (-2.1% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1928 — 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 $295,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $62,062
• List price: $325,000
• Delta: 423.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3843 Saint Ferdinand Ave	0.00mi	6/2.0	2,788 (0%)	1mo	$325,000	$117	99
3840 Saint Louis Ave	0.27mi	5/3.0 (-1)	2,880 (+3%)	11mo	$55,000	$19	64
3800 Greer Ave #2	0.42mi	5/2.0 (-1)	2,726 (-2%)	14mo	$79,900	$29	60
3847 Greer Ave	0.44mi	7/2.0 (+1)	2,652 (-5%)	23mo	$195,000	$74	48
3860 Evans Ave	0.41mi	5/2.0 (-1)	2,596 (-7%)	22mo	$39,900	$15	46
3949 Palm St	0.70mi	7/2.0 (+1)	2,620 (-6%)	9mo	$55,000	$21	45

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

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $3,392
• Equity at exit: $60,985

10-year hold

• IRR: 9.1%
• Equity multiple: 1.78×
• Total profit: $70,552
• Equity at exit: $50,096

Cash invested: $91,000 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $3,722 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $694

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1	$3,722
Total (2 units)			$3,722

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4388 McPherson Ave Saint Louis, MO	6.0	2.5	2698	$5,950	$2.21	43d	1	1.48mi

Listing history 8 events

1. 2026-05-05
   status Pending 1130-char remark

   Show marketing remark (1130 chars)

   **BACK ON MARKET NO FAULT OF SELLER**, **BOTH UNITS PASSED OCCUPANCY**.Own a piece of history and secure your financial future! Offered by a proud Veteran retiring to dedicate more time volunteering at Shriners Children’s Hospital, this meticulously maintained duplex radiates "pride of ownership" in every detail. Each of the two spacious units provides a full 3BR/1BA layout, creating the ultimate house hacking opportunity: live in one 3-bedroom unit while a tenant pays your mortgage! The interiors boast modern open-concept living, charming exposed brick, and spa-like whirlpool tubs. Situated on an expansive five-lot estate complete with fruit trees, this property is a rare find in a high-growth corridor. You are steps away from the $3.2M "A Stronger Northside" revitalization and major new developments driving rapid market value growth. Everyone will love the proximity to City Academy and top-tier charter schools. Spanning 5 total lots and including lawn maintenance equipment, this expansive property offers a massive footprint and endless possibilities for development or estate scaling.

2. 2026-05-02
   status Active 1130-char remark

   Show marketing remark (1130 chars)

   **BACK ON MARKET NO FAULT OF SELLER**, **BOTH UNITS PASSED OCCUPANCY**.Own a piece of history and secure your financial future! Offered by a proud Veteran retiring to dedicate more time volunteering at Shriners Children’s Hospital, this meticulously maintained duplex radiates "pride of ownership" in every detail. Each of the two spacious units provides a full 3BR/1BA layout, creating the ultimate house hacking opportunity: live in one 3-bedroom unit while a tenant pays your mortgage! The interiors boast modern open-concept living, charming exposed brick, and spa-like whirlpool tubs. Situated on an expansive five-lot estate complete with fruit trees, this property is a rare find in a high-growth corridor. You are steps away from the $3.2M "A Stronger Northside" revitalization and major new developments driving rapid market value growth. Everyone will love the proximity to City Academy and top-tier charter schools. Spanning 5 total lots and including lawn maintenance equipment, this expansive property offers a massive footprint and endless possibilities for development or estate scaling.

3. 2026-03-14
   status Pending 1130-char remark

   Show marketing remark (1130 chars)

   **BACK ON MARKET NO FAULT OF SELLER**, **BOTH UNITS PASSED OCCUPANCY**.Own a piece of history and secure your financial future! Offered by a proud Veteran retiring to dedicate more time volunteering at Shriners Children’s Hospital, this meticulously maintained duplex radiates "pride of ownership" in every detail. Each of the two spacious units provides a full 3BR/1BA layout, creating the ultimate house hacking opportunity: live in one 3-bedroom unit while a tenant pays your mortgage! The interiors boast modern open-concept living, charming exposed brick, and spa-like whirlpool tubs. Situated on an expansive five-lot estate complete with fruit trees, this property is a rare find in a high-growth corridor. You are steps away from the $3.2M "A Stronger Northside" revitalization and major new developments driving rapid market value growth. Everyone will love the proximity to City Academy and top-tier charter schools. Spanning 5 total lots and including lawn maintenance equipment, this expansive property offers a massive footprint and endless possibilities for development or estate scaling.

4. 2026-01-31
   price $325,000 1130-char remark

   Show marketing remark (1130 chars)

   **BACK ON MARKET NO FAULT OF SELLER**, **BOTH UNITS PASSED OCCUPANCY**.Own a piece of history and secure your financial future! Offered by a proud Veteran retiring to dedicate more time volunteering at Shriners Children’s Hospital, this meticulously maintained duplex radiates "pride of ownership" in every detail. Each of the two spacious units provides a full 3BR/1BA layout, creating the ultimate house hacking opportunity: live in one 3-bedroom unit while a tenant pays your mortgage! The interiors boast modern open-concept living, charming exposed brick, and spa-like whirlpool tubs. Situated on an expansive five-lot estate complete with fruit trees, this property is a rare find in a high-growth corridor. You are steps away from the $3.2M "A Stronger Northside" revitalization and major new developments driving rapid market value growth. Everyone will love the proximity to City Academy and top-tier charter schools. Spanning 5 total lots and including lawn maintenance equipment, this expansive property offers a massive footprint and endless possibilities for development or estate scaling.

5. 2026-01-05
   price $330,000 1130-char remark

   Show marketing remark (1130 chars)

   **BACK ON MARKET NO FAULT OF SELLER**, **BOTH UNITS PASSED OCCUPANCY**.Own a piece of history and secure your financial future! Offered by a proud Veteran retiring to dedicate more time volunteering at Shriners Children’s Hospital, this meticulously maintained duplex radiates "pride of ownership" in every detail. Each of the two spacious units provides a full 3BR/1BA layout, creating the ultimate house hacking opportunity: live in one 3-bedroom unit while a tenant pays your mortgage! The interiors boast modern open-concept living, charming exposed brick, and spa-like whirlpool tubs. Situated on an expansive five-lot estate complete with fruit trees, this property is a rare find in a high-growth corridor. You are steps away from the $3.2M "A Stronger Northside" revitalization and major new developments driving rapid market value growth. Everyone will love the proximity to City Academy and top-tier charter schools. Spanning 5 total lots and including lawn maintenance equipment, this expansive property offers a massive footprint and endless possibilities for development or estate scaling.

6. 2025-12-05
   listed $335,000 Active 1130-char remark

   Show marketing remark (1130 chars)

   **BACK ON MARKET NO FAULT OF SELLER**, **BOTH UNITS PASSED OCCUPANCY**.Own a piece of history and secure your financial future! Offered by a proud Veteran retiring to dedicate more time volunteering at Shriners Children’s Hospital, this meticulously maintained duplex radiates "pride of ownership" in every detail. Each of the two spacious units provides a full 3BR/1BA layout, creating the ultimate house hacking opportunity: live in one 3-bedroom unit while a tenant pays your mortgage! The interiors boast modern open-concept living, charming exposed brick, and spa-like whirlpool tubs. Situated on an expansive five-lot estate complete with fruit trees, this property is a rare find in a high-growth corridor. You are steps away from the $3.2M "A Stronger Northside" revitalization and major new developments driving rapid market value growth. Everyone will love the proximity to City Academy and top-tier charter schools. Spanning 5 total lots and including lawn maintenance equipment, this expansive property offers a massive footprint and endless possibilities for development or estate scaling.

7. 2025-11-17
   historical $335,000 1130-char remark

   Show marketing remark (1130 chars)

   **BACK ON MARKET NO FAULT OF SELLER**, **BOTH UNITS PASSED OCCUPANCY**.Own a piece of history and secure your financial future! Offered by a proud Veteran retiring to dedicate more time volunteering at Shriners Children’s Hospital, this meticulously maintained duplex radiates "pride of ownership" in every detail. Each of the two spacious units provides a full 3BR/1BA layout, creating the ultimate house hacking opportunity: live in one 3-bedroom unit while a tenant pays your mortgage! The interiors boast modern open-concept living, charming exposed brick, and spa-like whirlpool tubs. Situated on an expansive five-lot estate complete with fruit trees, this property is a rare find in a high-growth corridor. You are steps away from the $3.2M "A Stronger Northside" revitalization and major new developments driving rapid market value growth. Everyone will love the proximity to City Academy and top-tier charter schools. Spanning 5 total lots and including lawn maintenance equipment, this expansive property offers a massive footprint and endless possibilities for development or estate scaling.

8. 1989-06-26
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°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: $44,664
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,573
• − Management: −$3,573
• − Depreciation: −$9,455
• Taxable income: $3,358
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $7,527/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): 11,610

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 (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• 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

-3.0% since first listed

8 events — show timeline

• 2026-05-05 Pending — MARIS as Distributed by MLS Grid
• 2026-05-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-14 Pending — MARIS as Distributed by MLS Grid
• 2026-01-31 Price Changed $325,000 MARIS as Distributed by MLS Grid
• 2026-01-05 Price Changed $330,000 MARIS as Distributed by MLS Grid
• 2025-12-05 Listed $335,000 MARIS as Distributed by MLS Grid
• 2025-11-17 Coming Soon $335,000 MARIS as Distributed by MLS Grid
• 1989-06-26 Sold (Public Records) — Public Records

Property tax history

-1.9%/yr

Latest (2024): $372 · +4.8% YoY. Source: county tax records.