6531 Chamberlain Ave Ave · University City, MO 63130-2034

$157,900

6 bd · 3.0 ba · 3,264 sqft · MultiFamily public records · 34 Days on market

Built 1908 $48/sqft · 61% below 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 +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 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

GREAT INVESTMENT OPPORTUNITY. RECENTLY UPDATED BOTH UNITS, WITH NEW KITCHEN CABINETS, FRESH PAINT, AND NEWER ROOF (2024).

Key facts

• Updated both units
• Fresh paint
• Newer roof

Tags

• UPDATED BOTH UNITS
• NEW KITCHEN CABINETS
• FRESH PAINT
• NEWER ROOF

Property features AI

Finance

• Financial info: Annual taxes reported

Exterior

• Utilities: 220-volt electrical service
• Home design: Residential income building (2–4 units); Two-unit property
• Construction: Brick construction; Asphalt roof
• Exterior features: No pool

Interior

• Bedrooms: Two 3-bedroom units
• Bathrooms: Two bathrooms (one per unit)
• Heating & cooling: Central air conditioning
• Interior features: Basement with 8 ft+ poured construction

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $158k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $158k).
• Recommended offer: $153k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 4.9% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pershing Elem. (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 265 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $158k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,163 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1908 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 2.50% ✓
• Cap rate: 21.89%
• Cash-on-cash: 55.71%
• DSCR: 3.48
• GRM: 3.3

CMA / ARV

• ARV (median comp): $400,909
• List price: $157,900
• Delta: -60.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6010 Bartmer Ave	0.64mi	5/2.0 (-1)	2,784 (-15%)	2mo	$85,000	$31	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.7%
• Equity multiple: 4.39×
• Total profit: $149,781
• Equity at exit: $70,999

10-year hold

• IRR: 60.2%
• Equity multiple: 8.92×
• Total profit: $350,093
• Equity at exit: $109,417

Cash invested: $44,212 (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 63130-2034

• Active inventory: 1
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,943 high
• Mortgage (P&I): −$828
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$828
• Net cashflow: $2,052

Break-even live

Break-even rent $1,345

Max offer price $157,900

Occupancy floor 43%

Sensitivity live

Price	-10% $2,142	-5% $2,097	+0% $2,052	+5% $2,008	+10% $1,963
Rent	-10% $1,741	-5% $1,897	+0% $2,052	+5% $2,208	+10% $2,364
Rate	-1.0pp $2,132	-0.5pp $2,093	base $2,052	+0.5pp $2,011	+1.0pp $1,970

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,944
Total (2 units)			$3,943

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Parkland Pl Saint Louis, MO	5.0	3.0	2830	$2,500	$0.88	8d	1	0.86mi
14 Parkland Pl Saint Louis, MO	5.0	3.0	2830	$2,500	$0.88	24d	1	0.86mi
14 Parkland Pl Unit NA St. Louis, MO	5.0	3.0	2830	$2,700	$0.95	44d	1	0.86mi
14 Parkland Pl Unit 1 St. Louis, MO	5.0	3.0	2830	$2,700	$0.95	24d	1	0.86mi

Listing history 19 events

1. 2026-06-18
   price $157,900 Active 34 DOM
2. 2026-06-18
   days on market $159,900 Active 34 DOM
3. 2026-06-17
   days on market $159,900 Active 33 DOM
4. 2026-06-16
   days on market $159,900 Active 32 DOM
5. 2026-06-15
   days on market $159,900 Active 31 DOM
6. 2026-06-13
   days on market $159,900 Active 29 DOM
7. 2026-06-13
   days on market $159,900 Active 28 DOM
8. 2026-06-09
   days on market $159,900 Active 25 DOM
9. 2026-06-08
   days on market $159,900 Active 24 DOM
10. 2026-06-07
    pricedays on market $159,900 Active 23 DOM
11. 2026-06-05
    days on market $164,900 Active 20 DOM
12. 2026-06-03
    days on market $164,900 Active 19 DOM
13. 2026-06-02
    days on market $164,900 Active 18 DOM
14. 2026-06-01
    days on market $164,900 Active 17 DOM
15. 2026-05-31
    days on market $164,900 Active 16 DOM
16. 2026-05-15
    price $178,900 121-char remark
17. 2026-05-15
    listed $168,900 Active 121-char remark
18. 1999-11-19
    soldstatus $76,000
19. 1999-11-19
    soldstatus $76,000

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,025 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% 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: $47,316
• − Mortgage interest: −$8,845
• − Property taxes: −$2,025
• − Insurance: −$790
• − Repairs & maintenance: −$3,785
• − Management: −$3,785
• − Depreciation: −$4,593
• Taxable income: $23,493
• Est. tax owed @ 24.0%: −$5,638
• After-tax cash flow: $18,990/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+110.4% since first listed

7 events — show timeline

• 2026-06-05 Price Changed $159,900 MARIS as Distributed by MLS Grid
• 2026-05-28 Price Changed $164,900 MARIS as Distributed by MLS Grid
• 2026-05-21 Price Changed $168,900 MARIS as Distributed by MLS Grid
• 2026-05-15 Price Changed $178,900 MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $168,900 MARIS as Distributed by MLS Grid
• 1999-11-19 Sold (Public Records) $76,000 Public Records
• 1999-11-19 Sold (Public Records) $76,000 Public Records

Property tax history

+6.7%/yr

Latest (2022): $2,025 · +1.0% YoY. Source: county tax records.