6838 Julian Ave · University City, MO 63130

$260,000

4 bd · 3.0 ba · 2,495 sqft · MultiFamily public records · 177 Days on market

Built 1925 9,583 sqft lot $104/sqft · 19% below area Est $321k · 19% under

---

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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• 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

This Property is very unique nestled in the heart of Univerisiy City .. Its mostly renovated just needs the finishng touches .. all the main work is done .. New Roof .. New sewer in basement .. new HVAC system for both units and all electrical wiring done .. Ready to customize .. Its a must see ..

Key facts

• 9,583 sq ft lot
• Built 1925
• Listed 176 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive. Per door: $432/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.7% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 43% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $73k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $155k; list at $260k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% 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 1925 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.18% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.25%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $321,120
• List price: $260,000
• Delta: -19.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7037 Dartmouth Ave	0.61mi	4/2.0	2,340 (-6%)	1mo	$325,000	$139	56
7049 Amherst Unit A & B	0.70mi	4/2.0	2,538 (+2%)	10mo	$389,000	$153	52
6742 Crest Ave	0.32mi	4/2.0	2,268 (-9%)	18mo	$225,000	$99	51
7126 Dartmouth Ave	0.68mi	4/2.0	2,484 (-0%)	16mo	$320,000	$129	50
7155 Tulane Ave	0.74mi	4/2.0	2,582 (+4%)	13mo	$375,000	$145	45
7112 Dartmouth Ave	0.67mi	5/2.0 (+1)	2,376 (-5%)	23mo	$305,000	$128	33
7033 Amherst Ave	0.69mi	4/2.5	2,184 (-12%)	15mo	$350,000	$160	33
7046 Amherst Ave	0.73mi	4/2.0	2,724 (+9%)	19mo	$350,000	$128	31
7056 Dartmouth Ave	0.65mi	4/2.0	2,150 (-14%)	16mo	$325,000	$151	29
7044 Amherst Ave	0.72mi	4/2.0	2,150 (-14%)	16mo	$210,000	$98	26
7055 Amherst Ave	0.71mi	4/2.0	2,208 (-12%)	24mo	$330,000	$149	24

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $14,729
• Equity at exit: $38,767

10-year hold

• IRR: 15.1%
• Equity multiple: 2.25×
• Total profit: $91,217
• Equity at exit: $22,480

Cash invested: $72,800 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $3,074 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $864

Break-even live

Break-even rent $1,980

Max offer price $260,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,012	-5% $938	+0% $864	+5% $791	+10% $717
Rent	-10% $622	-5% $743	+0% $864	+5% $986	+10% $1,107
Rate	-1.0pp $995	-0.5pp $931	base $864	+0.5pp $797	+1.0pp $729

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$3,074
Total (2 units)			$3,074

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7205 Dorset Ave Saint Louis, MO	3.0	3.0	2337	$2,650	$1.13	45d	1	0.68mi
7227 Balson Ave Saint Louis, MO	3.0	2.0	1682	$1,650	$0.98	8d	1	0.74mi
7330 Ahern Ave Saint Louis, MO	3.0	1.5	1872	$2,450	$1.31	45d	1	0.77mi
7260 Dartmouth Ave Unit 1-West University City, MO	3.0	2.0	1650	$1,795	$1.09	45d	1	0.82mi
7333 Amherst Ave Unit 1W University City, MO	3.0	1.0	1600	$2,350	$1.47	45d	1	0.94mi
1108 N Hanley Rd St. Louis, MO	3.0	2.0	1800	$1,795	$1.00	13d	1	1.06mi
7045 Pershing Ave Saint Louis, MO	4.0	1.5	2080	$3,900	$1.88	3d	1	1.23mi
7250 Pershing Ave Unit 1 University City, MO	3.0	2.5	2016	$3,700	$1.84	25d	1	1.36mi
7256 Pershing Ave Unit A University City, MO	3.0	2.0	2178	$3,795	$1.74	18d	1	1.37mi
14 Parkland Pl Saint Louis, MO	5.0	3.0	2830	$2,500	$0.88	25d	1	1.39mi
14 Parkland Pl Unit NA St. Louis, MO	5.0	3.0	2830	$2,700	$0.95	45d	1	1.39mi
14 Parkland Pl Saint Louis, MO	5.0	3.0	2830	$2,500	$0.88	8d	1	1.39mi
14 Parkland Pl Unit 1 St. Louis, MO	5.0	3.0	2830	$2,700	$0.95	25d	1	1.39mi
7379 Pershing Ave Unit 1E Saint Louis, MO	3.0	2.0	1700	$2,295	$1.35	3d	1	1.41mi
7541 Delmar Blvd Saint Louis, MO	4.0	3.0	1940	$3,295	$1.70	3d	1	1.42mi

Listing history 26 events

1. 2026-06-09
   days on market $260,000 Active 177 DOM
2. 2026-06-08
   days on market $260,000 Active 176 DOM
3. 2026-06-07
   days on market $260,000 Active 175 DOM
4. 2026-06-05
   days on market $260,000 Active 172 DOM
5. 2026-06-03
   days on market $260,000 Active 171 DOM
6. 2026-06-02
   days on market $260,000 Active 170 DOM
7. 2026-06-01
   days on market $260,000 Active 169 DOM
8. 2026-05-31
   days on market $260,000 Active 168 DOM
9. 2025-12-15
   listed $260,000 Active 298-char remark

   Show marketing remark (298 chars)

   This Property is very unique nestled in the heart of Univerisiy City .. Its mostly renovated just needs the finishng touches .. all the main work is done .. New Roof .. New sewer in basement .. new HVAC system for both units and all electrical wiring done .. Ready to customize .. Its a must see ..

10. 2025-12-12
    historical $260,000 298-char remark

    Show marketing remark (298 chars)

    This Property is very unique nestled in the heart of Univerisiy City .. Its mostly renovated just needs the finishng touches .. all the main work is done .. New Roof .. New sewer in basement .. new HVAC system for both units and all electrical wiring done .. Ready to customize .. Its a must see ..

11. 2022-11-03
    soldstatus $155,000
12. 2022-11-02
    soldstatus Closed
13. 2020-02-04
    soldstatus $32,500
14. 2020-01-29
    soldstatus Closed
15. 2020-01-08
    status Pending
16. 2019-10-14
    price $56,900
17. 2019-08-29
    listed $64,900 Active
18. 2014-12-09
    soldstatus
19. 2014-09-02
    soldstatus $32,000
20. 2014-05-06
    listed $40,000
21. 2010-07-14
    soldstatus
22. 1998-04-24
    soldstatus
23. 1997-08-18
    soldstatus
24. 1997-03-18
    soldstatus
25. 1996-08-01
    soldstatus
26. 1988-11-01
    soldstatus $79,000

ⓘ 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: $1,106 · $92/mo
• Projected year-2 tax: $2,522 · $210/mo
• Expected delta: +$1,416/yr (+$118/mo · 128.0%)

ⓘ 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 ≥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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,888
• − Mortgage interest: −$14,564
• − Property taxes: −$1,106
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,951
• − Management: −$2,951
• − Depreciation: −$7,564
• Taxable income: $6,452
• Est. tax owed @ 24.0%: −$1,549
• After-tax cash flow: $8,825/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

Amenities D- Commute D- Cost of living B Crime C+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

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 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 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: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+229.1% since first listed

18 events — show timeline

• 2025-12-15 Listed $260,000 MARIS as Distributed by MLS Grid
• 2025-12-12 Coming Soon $260,000 MARIS as Distributed by MLS Grid
• 2022-11-03 Sold (Public Records) $155,000 Public Records
• 2022-11-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-02-04 Sold (Public Records) $32,500 Public Records
• 2020-01-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-01-08 Pending — MARIS as Distributed by MLS Grid
• 2019-10-14 Price Changed $56,900 MARIS as Distributed by MLS Grid
• 2019-08-29 Listed $64,900 MARIS as Distributed by MLS Grid
• 2014-12-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-09-02 Sold (Public Records) $32,000 Public Records
• 2014-05-06 Listed $40,000 MARIS as Distributed by MLS Grid
• 2010-07-14 Sold (Public Records) — Public Records
• 1998-04-24 Sold (Public Records) — Public Records
• 1997-08-18 Sold (Public Records) — Public Records
• 1997-03-18 Sold (Public Records) — Public Records
• 1996-08-01 Sold (Public Records) — Public Records
• 1988-11-01 Sold (Public Records) $79,000 Public Records

Property tax history

-7.3%/yr

Latest (2022): $1,106 · +1.0% YoY. Source: county tax records.