3226 Arsenal St · St. Louis, MO 63118

$269,000

6 bd · 2.0 ba · 2,160 sqft · MultiFamily public records · 14 Days on market

Built 1923 3,750 sqft lot Est $251k · 7% over

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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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• ARV discount +4.2/15.0
• Rent growth +3.7/5.0
• 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: 2 units. confirmed

Listing remarks

Highly desirable Tower Grove East neighborhood! This all brick two family duplex features spacious 3 bedroom, 1 bath units with original hardwood floors, high ceilings, and rear den/sunroom areas that add valuable living space. Major improvements include a brand-new roof, updated plumbing, fresh paint, tuckpointing, and newer HVAC system. Both units are currently occupied, providing immediate income. Located in one of St. Louis' most sought-after rental markets, this property offers strong upside potential and long-term wealth-building opportunities. Whether you're expanding your portfolio or seeking a house-hacking opportunity, these rare duplex delivers both cash flow and future appreciat

Key facts

• 3,750 sq ft lot
• 2 parking spots
• Built 1923

Property features AI

Finance

• Other: Two total units in the building; both currently leased; One building on the lot
• Financial info: Gross rental income reported: $1,200; Lease considered
• HOA & community: No community amenities

Exterior

• Parking: Parking pad with space for 2 vehicles; 2-car carport
• Utilities: Public water; Electric service by Ameren; Electricity connected; Natural gas connected; Sewer connected
• Home design: Residential income property; 2-4 units (duplex); Duplex structure with two levels
• Construction: Brick construction; Tar/gravel roof
• Exterior features: Private ownership; Updated/remodeled condition; Small lot (0.0861 acres)

Interior

• Bedrooms: Two units, each with 3 bedrooms
• Flooring: Hardwood
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood flooring; Walk-out basement access; Two fireplaces in the living room

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $269k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive. Per door: $213/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (4.3% below list).
• Recommended offer: $257k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: Froebel Elem. (math 8% / reading 8%, grade F, #1,052 of 1,115 statewide, top 95%, 176 students, 98% 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 fast (+4.9%/yr); 240 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,574/mo this rent would consume 53% of the median local household income ($58k/yr) (locally 1495% 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 $8k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,400 (4.3% below list)

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. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $250,560
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3025 Utah St	0.40mi	5/3.0 (-1)	2,162 (+0%)	6mo	$235,000	$109	67
2821 Minnesota Ave	0.27mi	5/2.0 (-1)	2,160 (0%)	19mo	$250,000	$116	67
3668 Botanical Ave	0.62mi	5/2.0 (-1)	2,226 (+3%)	2mo	$365,000	$164	60
3254 Ohio Ave	0.66mi	5/3.0 (-1)	2,112 (-2%)	3mo	$225,000	$107	54
2749 Arsenal St	0.46mi	6/2.0	2,300 (+6%)	21mo	$270,000	$117	50
3535 Minnesota Ave	0.70mi	6/2.0	2,104 (-3%)	16mo	$219,900	$105	50

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-11,582
• Equity at exit: $40,109

10-year hold

• IRR: 7.5%
• Equity multiple: 1.61×
• Total profit: $45,656
• Equity at exit: $23,258

Cash invested: $75,320 (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 63118

• Rents YoY: 4.9%
• Active inventory: 240
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $426

Break-even live

Break-even rent $2,035

Max offer price $269,000

Occupancy floor 78%

Sensitivity live

Price	-10% $578	-5% $502	+0% $426	+5% $350	+10% $274
Rent	-10% $223	-5% $324	+0% $426	+5% $528	+10% $629
Rate	-1.0pp $562	-0.5pp $494	base $426	+0.5pp $356	+1.0pp $285

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,574
Total (2 units)			$2,574

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $269,000 Active 14 DOM
2. 2026-06-17
   days on market $269,000 Active 13 DOM
3. 2026-06-16
   days on market $269,000 Active 12 DOM
4. 2026-06-15
   days on market $269,000 Active 11 DOM
5. 2026-06-13
   days on market $269,000 Active 9 DOM
6. 2026-06-09
   days on market $269,000 Active 5 DOM
7. 2026-06-08
   days on market $269,000 Active 4 DOM
8. 2026-06-07
   statusdays on market $269,000 Active 3 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    listed $269,000 Coming Soon 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: $1,016 · $85/mo
• Projected year-2 tax: $2,609 · $217/mo
• Expected delta: +$1,594/yr (+$133/mo · 156.9%)

ⓘ 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 · 20 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: $30,888
• − Mortgage interest: −$15,068
• − Property taxes: −$1,016
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − Depreciation: −$7,825
• Taxable income: $692
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $4,947/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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 0.63)
• Race & ethnicity: White 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+3.5% since first listed

7 events — show timeline

• 2026-06-04 Coming Soon $269,000 MARIS as Distributed by MLS Grid
• 2023-11-08 Rental Removed $950 APPFOLIO
• 2023-09-15 Price Changed $950 APPFOLIO
• 2023-08-24 Listed for Rent $1,000 APPFOLIO
• 2020-12-31 Sold (Public Records) $210,000 Public Records
• 2020-12-31 Sold (Public Records) $260,000 Public Records
• 1997-04-24 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2024): $1,016 · +5.0% YoY. Source: county tax records.