4236 W Aldine Ave · St. Louis, MO 63113

$100,000

4 bd · 2.0 ba · 1,924 sqft · MultiFamily public records · 41 Days on market

Built 1926 3,685 sqft lot $52/sqft · 76% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.9/10.0
• 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: 2 units. confirmed

Listing remarks

Welcome to 4236 W Aldine Ave! Great opportunity in the heart of the city! This duplex feature two spacious units, each offering a comfortable living room, kitchen, full bathroom, and 2 bedrooms. Perfect for an owner-occupant looking to live in one unit while generating rental income from the other, or for an investor seeking to add a solid income-producing property to their portfolio. Conveniently located near public transportation, major highways, shopping, and everyday amenities, making it attractive for both homeowners and tenants alike. A smart investment with excellent potential!

Key facts

• 3,685 sq ft lot
• Built 1926
• Listed 40 days

Property features AI

Finance

• Other: Property type: Residential income; Property subtype: 2–4 units; Unit mix: two 2-bedroom units (total unit count: 1 unit type listed with 2 units)

Exterior

• Parking: No driveway; No garage; On-street parking
• Utilities: Public water; Electricity connected; Sewer connected; Water connected
• Home design: Residential income property (2–4 units); Above-grade finished area reported as 3,683 (public records); Living area reported as 1,924 (public records)
• Construction: Brick veneer exterior
• Exterior features: Brick veneer construction; Frontage approximately 128 x 29; Lot about 0.0846 acre; Private ownership

Interior

• Bedrooms: Two 2-bedroom units (unit count: 2)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Electric forced-air heating; Ceiling fan(s); Window cooling units
• Interior features: Basement present (other type)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $826/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.1% 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: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $691 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 (-2.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $100k implies a 456% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.96% ✓
• Cap rate: 26.11%
• Cash-on-cash: 70.77%
• DSCR: 4.15
• GRM: 2.8

CMA / ARV

• ARV (median comp): $56,944
• List price: $100,000
• Delta: 75.61%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.1%
• Equity multiple: 4.31×
• Total profit: $92,634
• Equity at exit: $18,765

10-year hold

• IRR: 74.4%
• Equity multiple: 8.84×
• Total profit: $219,477
• Equity at exit: $15,414

Cash invested: $28,000 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,965 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $1,651

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,720	-5% $1,686	+0% $1,651	+5% $1,617	+10% $1,582
Rent	-10% $1,417	-5% $1,534	+0% $1,651	+5% $1,768	+10% $1,886
Rate	-1.0pp $1,702	-0.5pp $1,677	base $1,651	+0.5pp $1,625	+1.0pp $1,599

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,966
Total (2 units)			$2,965

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	6d	1	0.46mi
4400 Delmar Blvd St. Louis, MO	3.0	1.0	1450	$1,600	$1.10	45d	1	0.73mi
404 N Sarah St Saint Louis, MO	3.0	2.5	1772	$2,600	$1.47	45d	1	1.01mi
4390 McPherson Ave Saint Louis, MO	3.0	2.5	1500	$1,800	$1.20	0d	1	1.01mi
4256 Maryland Ave Saint Louis, MO	3.0	2.0	1400	$1,800	$1.29	12d	1	1.10mi
4256 Maryland Ave Saint Louis, MO	3.0	2.0	1400	$1,900	$1.36	45d	1	1.10mi
3906 Lindell Blvd St. Louis, MO	2.0–3.0	1.0	1072	$1,650	$1.54	0d	15	1.19mi
3906 Lindell Blvd St. Louis, MO	2.0–3.0	1.0	1072	$1,725	$1.61	45d	10	1.19mi
3717-3721 Westminster Pl St. Louis, MO	3.0	1.0–3.0	1343	$2,735	$2.04	17d	4	1.19mi
401 N Euclid Ave St. Louis, MO	3.0	1.0	1025	$1,875	$1.83	0d	4	1.20mi
4065 W Pine Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1075	$2,550	$2.37	45d	8	1.21mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	17d	81	1.24mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	0d	128	1.24mi
4400 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1100	$2,879	$2.62	0d	16	1.25mi
3681 Lindell Blvd Saint Louis, MO	3.0	1.0–2.5	1292	$3,579	$2.77	0d	60	1.26mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	45d	1	1.39mi
4567 W Pine Blvd Saint Louis, MO	2.0–3.0	2.0	1326	$4,350	$3.28	0d	6	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $100,000 Active 41 DOM
2. 2026-06-18
   days on market $100,000 Active 38 DOM
3. 2026-06-17
   days on market $100,000 Active 37 DOM
4. 2026-06-16
   days on market $100,000 Active 36 DOM
5. 2026-06-15
   days on market $100,000 Active 35 DOM
6. 2026-06-13
   days on market $100,000 Active 33 DOM
7. 2026-06-09
   days on market $100,000 Active 29 DOM
8. 2026-06-08
   days on market $100,000 Active 28 DOM
9. 2026-06-07
   days on market $100,000 Active 27 DOM
10. 2026-06-05
    days on market $100,000 Active 24 DOM
11. 2026-06-03
    days on market $100,000 Active 23 DOM
12. 2026-06-02
    days on market $100,000 Active 22 DOM
13. 2026-06-01
    days on market $100,000 Active 21 DOM
14. 2026-05-31
    days on market $100,000 Active 20 DOM
15. 2026-05-12
    listed $100,000 Active 592-char remark
16. 2026-05-12
    historical $100,000 592-char remark
17. 2008-09-29
    soldstatus $18,000
18. 1995-04-19
    soldstatus
19. 1995-03-08
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,580
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − Depreciation: −$2,909
• Taxable income: $19,377
• Est. tax owed @ 24.0%: −$4,650
• After-tax cash flow: $15,165/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
• City population: 283,259
• Population (ZIP): 11,610

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 (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• Rent YoY: —
• Metro: —
• 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

+455.6% since first listed

5 events — show timeline

• 2026-05-12 Listed $100,000 MARIS as Distributed by MLS Grid
• 2026-05-12 Coming Soon $100,000 MARIS as Distributed by MLS Grid
• 2008-09-29 Sold (Public Records) $18,000 Public Records
• 1995-04-19 Sold (Public Records) — Public Records
• 1995-03-08 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2024): $147 · +4.1% YoY. Source: county tax records.