3210 Royalton Ave · Breckenridge Hills, MO 63114

$275,000

4 bd · 3.0 ba · 1,407 sqft · MultiFamily public records · 21 Days on market

Built 1950 8,799 sqft lot Est $186k · 48% over

---

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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Rare opportunity to acquire a cash-flowing triplex with a nearly 15% cap rate. This income-producing property features three separate units, including a 2-bedroom 1-bath apartment, 2 studio's with a private bath. Currently operating as fully furnished short-term rentals with a proven income history, this property offers strong cash flow and multiple investment opportunities. Continue the successful short-term rental business, convert to long-term rentals, or occupy one unit while generating income from the others. Numerous updates and improvements have been made throughout the property, adding to its appeal and functionality. Conveniently located near shopping, dining, and major roadways. A

Key facts

• 8,799 sq ft lot
• Built 1950
• Listed 20 days

Property features AI

Finance

• Financial info: Gross income reported at $54,450; Net operating income reported at $37,710; Other expenses reported at $16,750

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public water; Electric service listed as Other
• Home design: Residential income property (2–4 units); Triplex; Two stories; Above-grade living area reported as 1,407
• Construction: Vinyl siding
• Exterior features: Lot is approximately 0.202 acres

Interior

• Bedrooms: Three units: one 1-bedroom unit, one 2-bedroom unit, one studio
• Bathrooms: Each unit includes one bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Full basement with walk-up access; Basement has block walls with French drain and sump pump; Unfinished basement

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 2×1bd/1ba units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive. Per door: $211/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#193 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Ritenour (suburban): math 13% / reading 27% proficiency, ranked #304 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marion Elem. (math 18% / reading 30%, grade F, #907 of 1,115 statewide, top 81%, 475 students, 99% FRL); Ritenour Sr. High (math 9% / reading 36%, grade F, #455 of 521 statewide, top 88%, 1,873 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 118 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $3,010/mo this rent would consume 65% of the median local household income ($56k/yr) (locally 1595% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $275k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $270,875 (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 1950 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.09% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $185,724
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3329 W Milton Ave	0.20mi	4/2.0	1,350 (-4%)	5mo	$165,000	$122	76
3205 Buder Ct	0.52mi	4/2.0	1,408 (+0%)	12mo	$176,500	$125	62
3213 Buder Ct	0.52mi	4/2.0	1,408 (+0%)	20mo	$199,900	$142	55
3532 Wright Ave	0.68mi	4/2.0	1,440 (+2%)	20mo	$189,900	$132	44

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

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-7,183
• Equity at exit: $41,003

10-year hold

• IRR: 6.2%
• Equity multiple: 1.44×
• Total profit: $33,855
• Equity at exit: $23,777

Cash invested: $77,000 (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 63114

• Rents YoY: 2.0%
• Active inventory: 118
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $3,010 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$188 /mo · $2,260/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $633

Break-even live

Break-even rent $2,209

Max offer price $275,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,102
▸ 2× units	1	1	$1,908
Total (3 units)			$3,010

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3213 Airway Ave Saint Louis, MO	3.0	1.0	1215	$1,550	$1.28	43d	1	0.06mi
3209 Dix Ave Saint Louis, MO	3.0	1.0	1122	$1,550	$1.38	23d	1	0.31mi
3434 Sims Ave Saint Ann, MO	3.0	1.5	988	$1,545	$1.56	43d	1	0.42mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	17d	1	0.60mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	21d	1	0.89mi
9807 Guthrie Ave Saint Louis, MO	3.0	2.0	1068	$1,700	$1.59	23d	1	0.99mi
9183 Harold Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	43d	1	1.11mi
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	43d	1	1.15mi
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	4d	1	1.34mi

Listing history 20 events

1. 2026-06-18
   days on market $275,000 Active 21 DOM
2. 2026-06-17
   days on market $275,000 Active 20 DOM
3. 2026-06-16
   days on market $275,000 Active 19 DOM
4. 2026-06-15
   days on market $275,000 Active 18 DOM
5. 2026-06-13
   pricedays on market $275,000 Active 16 DOM
6. 2026-06-09
   days on market $315,000 Active 12 DOM
7. 2026-06-08
   days on market $315,000 Active 11 DOM
8. 2026-06-07
   days on market $315,000 Active 10 DOM
9. 2026-06-03
   days on market $315,000 Active 6 DOM
10. 2026-06-02
    days on market $315,000 Active 5 DOM
11. 2026-06-01
    days on market $315,000 Active 4 DOM
12. 2026-05-31
    days on market $315,000 Active 3 DOM
13. 2026-05-29
    listed $315,000 Active
14. 2026-05-29
    historical $315,000
15. 2024-06-16
    historical
16. 2024-04-15
    historical
17. 2024-04-15
    listed $325,000 Active
18. 2024-03-05
    listed $325,000 Active
19. 2021-01-11
    soldstatus $120,000
20. 1988-11-01
    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: $2,260 · $188/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$408/yr (+$34/mo · 18.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,120
• − Mortgage interest: −$15,404
• − Property taxes: −$2,260
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,890
• − Management: −$2,890
• − Depreciation: −$8,000
• Taxable income: $3,302
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $6,802/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: Ritenour
• NCES district ID: 2926640
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $41,410
• Composite: 17.04/100
• National rank: #9125
• State rank: #304 of 324 in MO

Livability — Breckenridge Hills

• Score: 68/100
• State rank: #193
• US rank: #10013

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge Hills, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,969
• Household income: $55,870
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1595.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 11% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.62%
• Current HPI: 223.9305
• Rent YoY: ▲ 2.04%
• 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

+162.5% since first listed

8 events — show timeline

• 2026-05-29 Listed $315,000 MARIS as Distributed by MLS Grid
• 2026-05-29 Coming Soon $315,000 MARIS as Distributed by MLS Grid
• 2024-06-16 Delisted — MARIS as Distributed by MLS Grid
• 2024-04-15 Delisted — MARIS as Distributed by MLS Grid
• 2024-04-15 Listed $325,000 MARIS as Distributed by MLS Grid
• 2024-03-05 Listed $325,000 MARIS as Distributed by MLS Grid
• 2021-01-11 Sold (Public Records) $120,000 Public Records
• 1988-11-01 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2022): $2,260 · +0.2% YoY. Source: county tax records.