4763 Goethe Ave · St. Louis, MO 63116

$360,000

12 bd · 4.0 ba · 3,300 sqft · MultiFamily public records · 2 Days on market

Built 1928 5,623 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 +9.3/10.0
• ARV discount +7.5/15.0
• Rent growth +3.2/5.0
• 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: 4 units. confirmed

Listing remarks

Whether you're starting your investment portfolio or adding a solid performer to it, this one’s worth a look. This 4-family has had a lot of improvements to include new kitchens & bathrooms! Each apartment includes a spacious living room, eat-in kitchen, bedroom, and full bath. Located in the desirable Princeton Heights neighborhood, just a short stroll from Cafe Nova, Onesto, and other local favorites—your tenants will love the location. Large backyard with a parking pad offers added convenience.

Key facts

• New kitchens
• Large backyard
• Eat-in kitchen

Tags

• NEW KITCHENS
• NEW BATHROOMS
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• LARGE BACKYARD
• PARKING PAD

Property features AI

Finance

• Other: Living area reported as 3,300 (public records)
• Financial info: No second mortgage reported; Seller may consider concessions

Exterior

• Parking: No designated parking or carport spaces listed
• Utilities: Electric service by Ameren
• Home design: Residential income property (2-4 unit building); Brick construction
• Construction: Brick exterior
• Exterior features: Lot approximately 0.13 acres; Located in the Princeton Heights neighborhood

Interior

• Bedrooms: Three 1-bedroom units
• Bathrooms: Three 1-bath units
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished walk-out basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/3.0-bath units multifamily listed at $360k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $467/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $360k).
• Cap rate 12.5% 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: Buder Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 403 students, 99% 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 255 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $5,151/mo this rent would consume 101% of the median local household income ($61k/yr) (locally 1923% 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 $11k 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 + 2.6% rent growth), your $101k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.
• Current owner paid $241k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $360,000

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 1928 — 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. 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: 1.43% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.23%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.58×
• Total profit: $58,552
• Equity at exit: $53,677

10-year hold

• IRR: 23.0%
• Equity multiple: 2.94×
• Total profit: $195,762
• Equity at exit: $31,126

Cash invested: $100,800 (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 63116

• Rents YoY: 2.6%
• Active inventory: 255
• Price-to-rent: 23.3×

Monthly cashflow live

• Estimated rent: $5,151 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$164 /mo · $1,966/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,082
• Net cashflow: $1,868

Break-even live

Break-even rent $2,787

Max offer price $360,000

Occupancy floor 59%

Sensitivity live

Price	-10% $2,071	-5% $1,969	+0% $1,868	+5% $1,766	+10% $1,664
Rent	-10% $1,461	-5% $1,664	+0% $1,868	+5% $2,071	+10% $2,275
Rate	-1.0pp $2,049	-0.5pp $1,959	base $1,868	+0.5pp $1,774	+1.0pp $1,679

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	3	$5,152
Total (4 units)			$5,151

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $360,000 Active 2 DOM
2. 2026-06-16
   remarks 504-char remark
3. 2026-06-16
   listed $360,000 Active 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: $1,966 · $164/mo
• Projected year-2 tax: $3,492 · $291/mo
• Expected delta: +$1,526/yr (+$127/mo · 77.6%)

ⓘ 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 · 21 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: $61,812
• − Mortgage interest: −$20,166
• − Property taxes: −$1,966
• − Insurance: −$1,800
• − Repairs & maintenance: −$4,945
• − Management: −$4,945
• − Depreciation: −$10,473
• Taxable income: $17,518
• Est. tax owed @ 24.0%: −$4,204
• After-tax cash flow: $18,207/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 2%

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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

+49.4% since first listed

8 events — show timeline

• 2026-06-16 Listed $360,000 MARIS as Distributed by MLS Grid
• 2026-03-15 Pending — MARIS as Distributed by MLS Grid
• 2026-02-05 Listed $370,000 MARIS as Distributed by MLS Grid
• 2025-11-19 Price Changed $375,000 MARIS as Distributed by MLS Grid
• 2025-10-09 Price Changed $385,000 MARIS as Distributed by MLS Grid
• 2025-09-17 Listed $389,900 MARIS as Distributed by MLS Grid
• 2025-07-09 Listed $389,900 MARIS as Distributed by MLS Grid
• 2022-03-03 Sold (Public Records) $241,000 Public Records

Property tax history

+5.0%/yr

Latest (2024): $1,966 · +5.1% YoY. Source: county tax records.