743 N Euclid Ave · St. Louis, MO 63108

$55,000

6 bd · 2.0 ba · 2,730 sqft · MultiFamily public records · 284 Days on market

Built 1898 5,100 sqft lot $20/sqft · 91% below area

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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
• Rent growth +3.3/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

***NOTE _ INVESTOR SPECIAL_ Zero interior access for floor safety:*** Located just steps from Delmar and the vibrant Euclid corridor, this 2-unit brick building offers incredible potential for investors, developers, or savvy buyers looking to restore and reimagine a property in one of St. Louis’ most sought-after neighborhoods. Welcome to 743 N. Euclid a few steps from the central West End This 2,730 sq. ft. structure built in 1886 features: • First-floor unit: 2 spacious bedrooms with ample layout potential • Upper-level townhouse: 4 bedrooms, ideal for creating a modern multi-level living space • Full basement for storage or future finishing options • Fenced backyard perfect for privacy or entertaining • Partial garage structure offering parking or redevelopment possibilities Or maybe you’ll turn this into a Single Family. The property needs repairs and is being sold as-is, presenting a prime chance to customize and add value. With historic charm, a central location, and proximity to shopping, dining, and entertainment, this property is a blank canvas for your vision.

Key facts

• Central location
• Full basement
• Fenced backyard

Tags

• FENCED BACKYARD
• FULL BASEMENT
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $55k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 55.0% 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.
• Market conditions: Rents rising (+3.1%/yr); 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,245/mo this rent would consume 71% of the median local household income ($55k/yr) (locally 2180% 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 $380 of loan paydown is wiped out by about $2k 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 + 3.1% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1898 — 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 5.90% ✓
• Cap rate: 55.04%
• Cash-on-cash: 174.11%
• DSCR: 8.75
• GRM: 1.4

CMA / ARV

• ARV (median comp): $597,430
• List price: $55,000
• Delta: -90.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.1% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.68×
• Total profit: $133,739
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 20.55×
• Total profit: $301,116
• Equity at exit: $4,755

Cash invested: $15,400 (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 63108

• Home prices YoY: -33.1%
• Rents YoY: 3.1%
• Active inventory: 153
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $3,245 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $2,234

Break-even live

Break-even rent $416

Max offer price $55,000

Occupancy floor 26%

Sensitivity live

Price	-10% $2,265	-5% $2,250	+0% $2,234	+5% $2,219	+10% $2,203
Rent	-10% $1,978	-5% $2,106	+0% $2,234	+5% $2,363	+10% $2,491
Rate	-1.0pp $2,262	-0.5pp $2,248	base $2,234	+0.5pp $2,220	+1.0pp $2,206

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4388 McPherson Ave Saint Louis, MO	6.0	2.5	2698	$5,950	$2.21	45d	1	0.74mi

Listing history 23 events

1. 2026-06-21
   days on market $55,000 Active 284 DOM
2. 2026-06-18
   days on market $55,000 Active 281 DOM
3. 2026-06-17
   days on market $55,000 Active 280 DOM
4. 2026-06-16
   days on market $55,000 Active 279 DOM
5. 2026-06-15
   days on market $55,000 Active 278 DOM
6. 2026-06-13
   days on market $55,000 Active 276 DOM
7. 2026-06-09
   days on market $55,000 Active 272 DOM
8. 2026-06-08
   days on market $55,000 Active 271 DOM
9. 2026-06-08
   days on market $55,000 Active 270 DOM
10. 2026-06-05
    days on market $55,000 Active 267 DOM
11. 2026-06-03
    days on market $55,000 Active 266 DOM
12. 2026-06-02
    days on market $55,000 Active 265 DOM
13. 2026-06-01
    days on market $55,000 Active 264 DOM
14. 2026-06-01
    days on market $55,000 Active 263 DOM
15. 2025-09-11
    listed $55,000 Active 1129-char remark

    Show marketing remark (1129 chars)

    ***NOTE _ INVESTOR SPECIAL_ Zero interior access for floor safety:*** Located just steps from Delmar and the vibrant Euclid corridor, this 2-unit brick building offers incredible potential for investors, developers, or savvy buyers looking to restore and reimagine a property in one of St. Louis’ most sought-after neighborhoods. Welcome to 743 N. Euclid a few steps from the central West End This 2,730 sq. ft. structure built in 1886 features: • First-floor unit: 2 spacious bedrooms with ample layout potential • Upper-level townhouse: 4 bedrooms, ideal for creating a modern multi-level living space • Full basement for storage or future finishing options • Fenced backyard perfect for privacy or entertaining • Partial garage structure offering parking or redevelopment possibilities Or maybe you’ll turn this into a Single Family. The property needs repairs and is being sold as-is, presenting a prime chance to customize and add value. With historic charm, a central location, and proximity to shopping, dining, and entertainment, this property is a blank canvas for your vision.

16. 2025-09-11
    listed $55,000 Active 1129-char remark

    Show marketing remark (1129 chars)

    ***NOTE _ INVESTOR SPECIAL_ Zero interior access for floor safety:*** Located just steps from Delmar and the vibrant Euclid corridor, this 2-unit brick building offers incredible potential for investors, developers, or savvy buyers looking to restore and reimagine a property in one of St. Louis’ most sought-after neighborhoods. Welcome to 743 N. Euclid a few steps from the central West End This 2,730 sq. ft. structure built in 1886 features: • First-floor unit: 2 spacious bedrooms with ample layout potential • Upper-level townhouse: 4 bedrooms, ideal for creating a modern multi-level living space • Full basement for storage or future finishing options • Fenced backyard perfect for privacy or entertaining • Partial garage structure offering parking or redevelopment possibilities Or maybe you’ll turn this into a Single Family. The property needs repairs and is being sold as-is, presenting a prime chance to customize and add value. With historic charm, a central location, and proximity to shopping, dining, and entertainment, this property is a blank canvas for your vision.

17. 2025-09-11
    historical $55,000 1129-char remark

    Show marketing remark (1129 chars)

    ***NOTE _ INVESTOR SPECIAL_ Zero interior access for floor safety:*** Located just steps from Delmar and the vibrant Euclid corridor, this 2-unit brick building offers incredible potential for investors, developers, or savvy buyers looking to restore and reimagine a property in one of St. Louis’ most sought-after neighborhoods. Welcome to 743 N. Euclid a few steps from the central West End This 2,730 sq. ft. structure built in 1886 features: • First-floor unit: 2 spacious bedrooms with ample layout potential • Upper-level townhouse: 4 bedrooms, ideal for creating a modern multi-level living space • Full basement for storage or future finishing options • Fenced backyard perfect for privacy or entertaining • Partial garage structure offering parking or redevelopment possibilities Or maybe you’ll turn this into a Single Family. The property needs repairs and is being sold as-is, presenting a prime chance to customize and add value. With historic charm, a central location, and proximity to shopping, dining, and entertainment, this property is a blank canvas for your vision.

18. 2017-05-11
    soldstatus Closed
19. 2017-04-01
    status Pending
20. 2017-03-22
    listed $15,000 Active
21. 2016-10-19
    price $17,500
22. 2016-09-23
    price $20,000
23. 1990-07-26
    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: $211 · $18/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$322/yr (+$27/mo · 152.5%)

ⓘ 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: $38,936
• − Mortgage interest: −$3,081
• − Property taxes: −$211
• − Insurance: −$275
• − Repairs & maintenance: −$3,115
• − Management: −$3,115
• − Depreciation: −$1,600
• Taxable income: $27,539
• Est. tax owed @ 24.0%: −$6,609
• After-tax cash flow: $20,203/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): 21,336
• Household income: $55,147
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 2180.0

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 0.62)
• Race & ethnicity: White 54% Black 26% Asian 13% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 4% Romanian 3% Iranian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 3% Other Asian/Pacific 3% Spanish 3%

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: ▼ -111.22%
• Current HPI: 225.1081
• Rent YoY: ▲ 3.10%
• 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

+175.0% since first listed

9 events — show timeline

• 2025-09-11 Listed $55,000 MARIS as Distributed by MLS Grid
• 2025-09-11 Listed $55,000 MARIS as Distributed by MLS Grid
• 2025-09-11 Coming Soon $55,000 MARIS as Distributed by MLS Grid
• 2017-05-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-04-01 Pending — MARIS as Distributed by MLS Grid
• 2017-03-22 Listed $15,000 MARIS as Distributed by MLS Grid
• 2016-10-19 Price Changed $17,500 MARIS as Distributed by MLS Grid
• 2016-09-23 Price Changed $20,000 MARIS as Distributed by MLS Grid
• 1990-07-26 Sold (Public Records) — Public Records

Property tax history

-5.5%/yr

Latest (2024): $211 · +4.4% YoY. Source: county tax records.