4180 Farlin Ave · St. Louis, MO 63115

$15,000

None bd · 2.0 ba · 1,862 sqft · MultiFamily public records · 56 Days on market

Built 1913 3,131 sqft lot $8/sqft · 80% below area ↓ 52% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.3/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

This is a tornado damaged property, buyers must sign a hold-harlmess. Entering is not recommended. Full Gut rehab is needed. Please make offers with no contingencies

Key facts

• 3,131 sq ft lot
• Built 1913
• Listed 56 days

Property features AI

Finance

• Other: Lot size approximately 0.0719 acres; Living area reported as 1,862 (per public records); Address: 4180 Farlin Ave, Saint Louis, MO 63115
• Financial info: Annual taxes listed (2025)

Exterior

• Home design: Residential income property (2–4 units)
• Construction: Brick construction
• Exterior features: Located in the Fairground neighborhood

Interior

• Bedrooms: No main or upper level bedrooms listed
• Bathrooms: No main or upper level bathrooms listed
• Heating & cooling: No cooling
• Interior features: No central cooling

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath multifamily listed at $15k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 65.1% 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 D — 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: Ashland Elem. And Br. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 226 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 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: 97 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 42% of the median local income ($31k/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 $104 of loan paydown is wiped out by about $450 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 + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.13% ✓
• Cap rate: 65.07%
• Cash-on-cash: 209.90%
• DSCR: 10.34
• GRM: 1.2

CMA / ARV

• ARV (median comp): $76,818
• List price: $15,000
• Delta: -80.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4550 Adelaide Ave	0.53mi	—/—	1,912 (+3%)	5mo	$12,000	$6	67
3917 Cora Ave	0.63mi	4/2.0	1,926 (+3%)	24mo	$89,900	$47	45
4655 Lee Ave	0.72mi	8/4.0	1,968 (+6%)	6mo	$25,000	$13	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.57×
• Total profit: $44,381
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 24.57×
• Total profit: $98,979
• Equity at exit: $1,297

Cash invested: $4,200 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $735

Break-even live

Break-even rent $139

Max offer price $15,000

Occupancy floor 26%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	4d	1	0.71mi
4202 Gano Ave Saint Louis, MO	3.0	1.0	1650	$1,168	$0.71	23d	1	0.74mi
2046 Obear Ave Unit A St. Louis, MO	3.0	1.5	1456	$1,070	$0.73	43d	1	1.00mi
2207 Angelica St Unit 1 St. Louis, MO	2.0	1.0	1734	$1,350	$0.78	43d	1	1.16mi

Listing history 17 events

1. 2026-06-18
   days on market $15,000 Active 56 DOM
2. 2026-06-17
   days on market $15,000 Active 55 DOM
3. 2026-06-16
   days on market $15,000 Active 54 DOM
4. 2026-06-15
   days on market $15,000 Active 53 DOM
5. 2026-06-13
   days on market $15,000 Active 51 DOM
6. 2026-06-09
   days on market $15,000 Active 47 DOM
7. 2026-06-08
   days on market $15,000 Active 46 DOM
8. 2026-06-07
   days on market $15,000 Active 45 DOM
9. 2026-06-05
   days on market $15,000 Active 42 DOM
10. 2026-06-03
    days on market $15,000 Active 41 DOM
11. 2026-06-02
    days on market $15,000 Active 40 DOM
12. 2026-06-01
    days on market $15,000 Active 39 DOM
13. 2026-05-31
    days on market $15,000 Active 38 DOM
14. 2026-05-11
    price $15,000 165-char remark
15. 2026-04-23
    listed $25,000 Active 165-char remark
16. 2025-04-30
    soldstatus $31,000
17. 1996-04-22
    soldstatus

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $303 · $25/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 5/10 Major FEMA zone X (unshaded) · 68% 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: $12,833
• − Mortgage interest: −$840
• − Property taxes: −$303
• − Insurance: −$75
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$436
• Taxable income: $9,125
• Est. tax owed @ 24.0%: −$2,190
• After-tax cash flow: $6,626/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• 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

-51.6% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $15,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $25,000 MARIS as Distributed by MLS Grid
• 2025-04-30 Sold (Public Records) $31,000 Public Records
• 1996-04-22 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2024): $303 · +4.7% YoY. Source: county tax records.