3914 Chippewa St · St. Louis, MO 63116

$320,000

16 bd · 4.0 ba · 3,128 sqft · MultiFamily public records · 23 Days on market

Built 1939 5,719 sqft lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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 MLS

Outstanding 4 family in South City! Truly turnkey with 1 bedroom, 1 bathroom units and desirable floorplan: living room, kitchen with updated cabinets, dining, and private bedroom with balcony to the backyard. Wood flooring throughout. Historic molding and tile in excellent condition. Ceiling fans and window AC units in 3 apartments. Central HVAC in the 4th. One tenant currently rents all 4 garage spaces for additional rental income. Each unit has a storage space in the basement, along with washer/dryer hookups. Updated electrical panels and updated plumbing. Property is being sold as is.

Key facts

• Strong rental demand
• Solid all brick
• Newer roof

Tags

• SOLID ALL BRICK
• NEWER ROOF
• NEW WATER HEATERS
• SEWER LATERAL REPAIRS
• REAR PARKING PAD
• STRONG RENTAL DEMAND

Property features AI

Finance

• Other: Above-grade finished living area documented in public records
• Financial info: Owner pays electricity and gas; All four units currently leased

Exterior

• Parking: Parking pad
• Utilities: Public water; Sewer connected; Electricity available (Ameren); Natural gas connected; Cable available
• Home design: Residential income property (2–4 units); Quadruplex; Two stories; Updated/remodeled condition; Private ownership
• Construction: Brick construction; Architectural shingle, pitched/sloped roof; Stone foundation; Built prior to or listed in public records
• Exterior features: Chain link fencing; Level lot; Panel doors

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Four 1-bedroom units (all units are leased)
• Flooring: Hardwood floors
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans; Wall/window unit(s)
• Interior features: Ceiling fan(s); Wood window frames
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive. Per door: $215/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $315k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 C — 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: Oak Hill Elem. (math 12% / reading 12%, grade F, #1,016 of 1,115 statewide, top 92%, 238 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 (18 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 $3,615/mo this rent would consume 71% 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 $10k 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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 1939 — 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 $315,200 (1.5% below list)

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 1939 — 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: 1.13% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 7.4

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,399
• Equity at exit: $47,713

10-year hold

• IRR: 9.7%
• Equity multiple: 1.73×
• Total profit: $65,742
• Equity at exit: $27,668

Cash invested: $89,600 (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: 29.5×

Monthly cashflow live

• Estimated rent: $3,615 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $859

Break-even live

Break-even rent $2,528

Max offer price $320,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,616
Total (4 units)			$3,615

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $320,000 Active 23 DOM
2. 2026-06-17
   days on market $320,000 Active 22 DOM
3. 2026-06-16
   days on market $320,000 Active 21 DOM
4. 2026-06-15
   days on market $320,000 Active 20 DOM
5. 2026-06-13
   days on market $320,000 Active 18 DOM
6. 2026-06-09
   days on market $320,000 Active 14 DOM
7. 2026-06-08
   days on market $320,000 Active 13 DOM
8. 2026-06-07
   days on market $320,000 Active 12 DOM
9. 2026-06-05
   days on market $320,000 Active 9 DOM
10. 2026-06-03
    days on market $320,000 Active 8 DOM
11. 2026-06-02
    days on market $320,000 Active 7 DOM
12. 2026-06-01
    days on market $320,000 Active 6 DOM
13. 2026-05-31
    days on market $320,000 Active 5 DOM
14. 2026-05-26
    listed $320,000 Active
15. 2024-05-08
    historical $745
16. 2024-04-23
    price $745
17. 2024-04-11
    listed $750
18. 2024-04-10
    historical $750
19. 2024-04-03
    listed $750
20. 2023-11-19
    historical $750
21. 2023-11-10
    listed $750
22. 2022-04-27
    soldstatus $315,000
23. 2022-04-21
    soldstatus Closed 595-char remark

    Show marketing remark (595 chars)

    Outstanding 4 family in South City! Truly turnkey with 1 bedroom, 1 bathroom units and desirable floorplan: living room, kitchen with updated cabinets, dining, and private bedroom with balcony to the backyard. Wood flooring throughout. Historic molding and tile in excellent condition. Ceiling fans and window AC units in 3 apartments. Central HVAC in the 4th. One tenant currently rents all 4 garage spaces for additional rental income. Each unit has a storage space in the basement, along with washer/dryer hookups. Updated electrical panels and updated plumbing. Property is being sold as is.

24. 2022-03-11
    status Pending 595-char remark

    Show marketing remark (595 chars)

    Outstanding 4 family in South City! Truly turnkey with 1 bedroom, 1 bathroom units and desirable floorplan: living room, kitchen with updated cabinets, dining, and private bedroom with balcony to the backyard. Wood flooring throughout. Historic molding and tile in excellent condition. Ceiling fans and window AC units in 3 apartments. Central HVAC in the 4th. One tenant currently rents all 4 garage spaces for additional rental income. Each unit has a storage space in the basement, along with washer/dryer hookups. Updated electrical panels and updated plumbing. Property is being sold as is.

25. 2022-03-02
    listed $290,000 Active 595-char remark

    Show marketing remark (595 chars)

    Outstanding 4 family in South City! Truly turnkey with 1 bedroom, 1 bathroom units and desirable floorplan: living room, kitchen with updated cabinets, dining, and private bedroom with balcony to the backyard. Wood flooring throughout. Historic molding and tile in excellent condition. Ceiling fans and window AC units in 3 apartments. Central HVAC in the 4th. One tenant currently rents all 4 garage spaces for additional rental income. Each unit has a storage space in the basement, along with washer/dryer hookups. Updated electrical panels and updated plumbing. Property is being sold as is.

26. 2021-06-10
    soldstatus $251,600
27. 2021-06-07
    soldstatus Closed 752-char remark

    Show marketing remark (752 chars)

    Here is your chance to own am outstanding 4 family in South City. This fully occupied turnkey investment property is generating excellent rental income. Each unit has long term tenants and offers kitchen, dining room, bedroom, refrigerator, stove, updated cabinets, private balcony, wood floors and ceiling fans. Window AC in 3 units and central in the 4th. One tenant rents all 4 garage spaces adding additional income for the next owner! Each unit has a storage space as well as an owner space. Washer/dryer hook ups available in basement as well. Updated electrical panels as well as completely updated plumbing. No Pets/smoking building. Showings and leases available with accepted contract. Fully Occupied, please do not disturb tenants.

28. 2021-05-13
    status Pending 752-char remark

    Show marketing remark (752 chars)

    Here is your chance to own am outstanding 4 family in South City. This fully occupied turnkey investment property is generating excellent rental income. Each unit has long term tenants and offers kitchen, dining room, bedroom, refrigerator, stove, updated cabinets, private balcony, wood floors and ceiling fans. Window AC in 3 units and central in the 4th. One tenant rents all 4 garage spaces adding additional income for the next owner! Each unit has a storage space as well as an owner space. Washer/dryer hook ups available in basement as well. Updated electrical panels as well as completely updated plumbing. No Pets/smoking building. Showings and leases available with accepted contract. Fully Occupied, please do not disturb tenants.

29. 2021-05-09
    listed $249,000 Active 752-char remark

    Show marketing remark (752 chars)

    Here is your chance to own am outstanding 4 family in South City. This fully occupied turnkey investment property is generating excellent rental income. Each unit has long term tenants and offers kitchen, dining room, bedroom, refrigerator, stove, updated cabinets, private balcony, wood floors and ceiling fans. Window AC in 3 units and central in the 4th. One tenant rents all 4 garage spaces adding additional income for the next owner! Each unit has a storage space as well as an owner space. Washer/dryer hook ups available in basement as well. Updated electrical panels as well as completely updated plumbing. No Pets/smoking building. Showings and leases available with accepted contract. Fully Occupied, please do not disturb tenants.

30. 2020-08-05
    soldstatus $210,000
31. 2020-07-31
    soldstatus Closed
32. 2020-07-02
    status Pending
33. 2020-07-01
    listed $189,000 Active
34. 2020-06-26
    historical $189,000
35. 2004-05-06
    soldstatus
36. 1993-03-22
    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: $2,225 · $185/mo
• Projected year-2 tax: $3,104 · $259/mo
• Expected delta: +$879/yr (+$73/mo · 39.5%)

ⓘ 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 6/10 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: $43,380
• − Mortgage interest: −$17,925
• − Property taxes: −$2,225
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,470
• − Management: −$3,470
• − Depreciation: −$9,309
• Taxable income: $5,380
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $9,016/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

+69.3% since first listed

23 events — show timeline

• 2026-05-26 Listed $320,000 MARIS as Distributed by MLS Grid
• 2024-05-08 Rental Removed $745 APPFOLIO
• 2024-04-23 Price Changed $745 APPFOLIO
• 2024-04-11 Listed for Rent $750 APPFOLIO
• 2024-04-10 Rental Removed $750 APPFOLIO
• 2024-04-03 Listed for Rent $750 APPFOLIO
• 2023-11-19 Rental Removed $750 APPFOLIO
• 2023-11-10 Listed for Rent $750 APPFOLIO
• 2022-04-27 Sold (Public Records) $315,000 Public Records
• 2022-04-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-11 Pending — MARIS as Distributed by MLS Grid
• 2022-03-02 Listed $290,000 MARIS as Distributed by MLS Grid
• 2021-06-10 Sold (Public Records) $251,600 Public Records
• 2021-06-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-05-13 Pending — MARIS as Distributed by MLS Grid
• 2021-05-09 Listed $249,000 MARIS as Distributed by MLS Grid
• 2020-08-05 Sold (Public Records) $210,000 Public Records
• 2020-07-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-07-02 Pending — MARIS as Distributed by MLS Grid
• 2020-07-01 Listed $189,000 MARIS as Distributed by MLS Grid
• 2020-06-26 Coming Soon $189,000 MARIS as Distributed by MLS Grid
• 2004-05-06 Sold (Public Records) — Public Records
• 1993-03-22 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2024): $2,225 · +5.1% YoY. Source: county tax records.