2801 Arlington Ave · St. Louis, MO 63120

$159,900

3 bd · 3.0 ba · 2,352 sqft · MultiFamily public records · 1 Days on market

Built 1927 5,005 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• 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

HUGE PRICE REDUCTION!!!!!! Attention Homeowners, Pastors, Entrepreneurs, Commercial Business Owners, and General Public. This is a unique multiplex/mixed-use building opportunity to walk into a turnkey asset with potential income. This property is currently being used as a House of Worship, but can be used as a single-family or Duplex home. Re-imagine. As you enter the beautiful entry foyers, which have been reimagined to greet and welcome your guests with quick access to the separate men's and women's bathrooms. The sanctuary can seat 50-75 people. It is cooled by a window unit and ceiling fans. It has a functional heated baptismal pool. All of the pews will stay. There is an organ, a pian

Key facts

• 3 additional lots
• Turnkey asset
• Handicap accessible

Tags

• MULTIPLEX BUILDING OPPORTUNITY
• TURNKEY ASSET
• HANDICAP ACCESSIBLE
• PARKING LOT CAN HOLD 20 CARS
• 3 ADDITIONAL LOTS
• FULLY FUNCTIONING KITCHEN

Property features AI

Finance

• Other: Property condition listed as fixer
• Financial info: Not listed for lease (lease not considered)
• HOA & community: Private ownership; Community features include sidewalks and street lights

Exterior

• Parking: Approximately 20 parking spaces total; Around 21 garage spaces; Off-street parking, on-site parking, and on-street parking available; Additional parking
• Security: Secured garage/parking; Security gate
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Private residential single-family residence; Mixed-use / duplex/house structure noted; Two levels; Flat roof
• Construction: Brick construction; Block foundation; Built year sourced from public records
• Exterior features: Enclosed porch/patio; No-step entry; Private entrance; Private yard; Ramp entry; Gate; Adjoins wooded area; City lot with front yard; Level and open lot; Near public transit; Sidewalks and street lights

Interior

• Kitchen: Free-standing electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on upper level)
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Forced air heating; Central air; Ceiling fans for cooling; Window/wall units (varies by unit / multiple units)
• Interior features: Ceiling fans; Eat-in kitchen; In-law floorplan; Open floorplan; Primary bedroom on main level
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 11.2% 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 B — 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: 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: 20 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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).
• At $2,220/mo this rent would consume 76% of the median local household income ($35k/yr) (locally 555% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $863 appreciation (0.5% local appreciation)).
• 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 (0.5% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $75,264
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5144 Wabada Ave	0.42mi	4/2.0 (+1)	2,304 (-2%)	9mo	$93,500	$41	60
5120 Lexington Ave	0.58mi	4/2.0 (+1)	2,250 (-4%)	2mo	$115,000	$51	55
5052 Northland Ave	0.49mi	4/2.0 (+1)	2,444 (+4%)	12mo	$18,000	$7	52
5144 Palm St	0.59mi	4/2.0 (+1)	2,280 (-3%)	8mo	$39,900	$18	51
4939 Saint Louis Ave	0.70mi	4/2.0 (+1)	2,350 (-0%)	14mo	$15,000	$6	47
5543 Hebert St	0.48mi	4/2.0 (+1)	2,476 (+5%)	16mo	$80,000	$32	46

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

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.91×
• Total profit: $40,774
• Equity at exit: $50,789

10-year hold

• IRR: 22.0%
• Equity multiple: 3.56×
• Total profit: $114,564
• Equity at exit: $64,649

Cash invested: $44,772 (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 63120

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,220 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $649

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 66%

Sensitivity live

Price	-10% $759	-5% $704	+0% $649	+5% $594	+10% $538
Rent	-10% $473	-5% $561	+0% $649	+5% $736	+10% $824
Rate	-1.0pp $729	-0.5pp $689	base $649	+0.5pp $607	+1.0pp $565

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,220
Total (2 units)			$2,220

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	44d	1	0.44mi
5223 Ashland Ave Saint Louis, MO	2.0	1.0	2200	$1,250	$0.57	44d	1	0.44mi
5345 Wells Ave Saint Louis, MO	3.0	1.0	2254	$1,295	$0.57	44d	1	0.62mi
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	24d	1	0.70mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	44d	1	0.89mi
1320 Academy Ave Unit A St. Louis, MO	2.0	1.0	1600	$1,090	$0.68	44d	1	0.90mi
1416 N Euclid Ave Saint Louis, MO	2.0	2.0	2702	$1,200	$0.44	44d	1	0.95mi
4868 Farlin Ave Unit 2 St. Louis, MO	2.0	1.0	2690	$1,100	$0.41	44d	1	1.11mi

Listing history 6 events

1. 2026-06-13
   statusdays on marketlisting id $159,900 Pending 1 DOM
2. 2026-06-09
   days on market $159,900 Active 5 DOM
3. 2026-06-08
   days on market $159,900 Active 4 DOM
4. 2026-06-07
   statusdays on market $159,900 Active 3 DOM
5. 2026-06-05
   remarks 699-char remark
6. 2026-06-05
   listed $159,900 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.

Taxation est. · year 1

• Rental income: $26,640
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$4,652
• Taxable income: $5,571
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $6,448/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): 6,790
• Household income: $35,176
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 555.0

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 (90%)
• Race & ethnicity: Black 90% Two or more races 7% White 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 0.54%
• Current HPI: 141.8177
• 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

1 event — show timeline

• 2026-06-04 Coming Soon $159,900 MARIS as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2015): $28 · +0.0% YoY. Source: county tax records.