9421 Stansberry Ave · Woodson Terrace, MO 63134

$210,000

4 bd · 2.0 ba · 1,565 sqft · MultiFamily public records · 14 Days on market

Built 1960 10,319 sqft lot Est $183k · 15% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.9/15.0
• 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

Turnkey income producing duplex at 9421-9423 Stansberry Avenue offering strong cash flow from day one. Currently generating $1,900 per month in gross rental income and operating at nearly a 9% cap rate, with room to increase, making this an attractive addition to any investor's portfolio. This well-maintained property features major capital improvements, including a new roof installed in 2019 and HVAC systems and water heaters replaced within the last 7 years. Each unit offers its own private basement, providing additional storage space and added tenant appeal. Whether you're a seasoned investor looking to expand your rental portfolio or seeking a stable, cash-flowing asset in the county wi

Key facts

• 0.24 acre lot
• Built 1960
• Listed 13 days

Property features AI

Exterior

• Home design: Residential income property (2–4 units)
• Construction: Brick construction
• Exterior features: Lot size about 0.2369 acres

Interior

• Bedrooms: Two-unit property: one 2-bedroom unit and one 1-bedroom unit
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central Air
• Interior features: Has basement (Other features described as 'Other'); Central air conditioning

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive. Per door: $272/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).

Location & tenants

• Location reads 65/100 on livability (#269 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities F, health & safety F.
• Ritenour (suburban): math 13% / reading 27% proficiency, ranked #304 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kratz Elem. (math 9% / reading 25%, grade F, #967 of 1,115 statewide, top 88%, 538 students, 99% FRL); Ritenour Sr. High (math 9% / reading 36%, grade F, #455 of 521 statewide, top 88%, 1,873 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 70 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $2,379/mo this rent would consume 64% of the median local household income ($45k/yr) (locally 655% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $176k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $210,000

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 1960 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.13% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $183,105
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4064 Esseldale Dr	0.69mi	4/2.0	1,584 (+1%)	11mo	$184,900	$117	57
3605 Gordon Ave	0.69mi	4/2.0	1,665 (+6%)	0mo	$120,000	$72	57
4217 Calvert Ave	0.11mi	4/2.0	1,344 (-14%)	22mo	$160,000	$119	53

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,687
• Equity at exit: $31,312

10-year hold

• IRR: 7.0%
• Equity multiple: 1.49×
• Total profit: $29,050
• Equity at exit: $18,157

Cash invested: $58,800 (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 63134

• Rents YoY: 1.6%
• Active inventory: 70
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,379 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$146 /mo · $1,758/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $544

Break-even live

Break-even rent $1,690

Max offer price $210,000

Occupancy floor 72%

Sensitivity live

Price	-10% $663	-5% $604	+0% $544	+5% $485	+10% $425
Rent	-10% $356	-5% $450	+0% $544	+5% $638	+10% $732
Rate	-1.0pp $650	-0.5pp $598	base $544	+0.5pp $490	+1.0pp $434

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,380
Total (2 units)			$2,379

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	4d	1	0.17mi
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	44d	1	0.22mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	22d	1	0.36mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	24d	1	0.53mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	24d	1	1.17mi
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	44d	1	1.21mi
8601 Belhaven Dr Saint Louis, MO	4.0	1.5	1507	$1,850	$1.23	44d	1	1.46mi

Listing history 9 events

1. 2026-06-18
   days on market $210,000 Active 14 DOM
2. 2026-06-17
   days on market $210,000 Active 13 DOM
3. 2026-06-16
   days on market $210,000 Active 12 DOM
4. 2026-06-15
   days on market $210,000 Active 11 DOM
5. 2026-06-13
   days on market $210,000 Active 9 DOM
6. 2026-06-09
   days on market $210,000 Active 5 DOM
7. 2026-06-08
   days on market $210,000 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $210,000 Active 3 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: $1,758 · $146/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$279/yr (+$23/mo · 15.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,548
• − Mortgage interest: −$11,763
• − Property taxes: −$1,758
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$6,109
• Taxable income: $3,300
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $5,738/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: Ritenour
• NCES district ID: 2926640
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $41,410
• Composite: 17.04/100
• National rank: #9125
• State rank: #304 of 324 in MO

Livability — Woodson Terrace

• Score: 65/100
• State rank: #269
• US rank: #12635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodson Terrace, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 13,059
• Household income: $44,680
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 655.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 17% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11%

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: ▼ -164.02%
• Current HPI: 226.9524
• Rent YoY: ▲ 1.61%
• 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

+159.3% since first listed

9 events — show timeline

• 2026-06-05 Listed $210,000 MARIS as Distributed by MLS Grid
• 2026-06-04 Coming Soon $210,000 MARIS as Distributed by MLS Grid
• 2021-06-22 Sold (Public Records) $176,000 Public Records
• 2019-10-01 Sold (Public Records) $39,000 Public Records
• 2019-08-06 Sold (Public Records) $39,000 Public Records
• 2019-08-06 Sold (Public Records) — Public Records
• 2002-11-13 Sold (Public Records) $81,000 Public Records
• 1983-05-01 Sold (Public Records) — Public Records
• 1983-05-01 Sold (Public Records) — Public Records

Property tax history

-1.6%/yr

Latest (2022): $1,758 · +0.1% YoY. Source: county tax records.