3463 S Grand Blvd · St. Louis, MO 63118

$325,000

9 bd · 2.0 ba · 2,442 sqft · MultiFamily public records · 62 Days on market

Built 1912 3,497 sqft lot $133/sqft · 37% above area Est $237k · 37% over

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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
• 1% rule +6.2/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Key facts

• 3,497 sq ft lot
• Built 1912
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $874 ($10k/yr) — positive. Per door: $291/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $306k (6.0% 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.
• Market conditions: Rents rising fast (+4.9%/yr); 240 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,644/mo this rent would consume 76% of the median local household income ($58k/yr) (locally 1495% 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $91k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.
• Current owner paid $165k; list at $325k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $305,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (median comp): $236,772
• List price: $325,000
• Delta: 37.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3530 Michigan Ave	0.46mi	8/4.0 (-1)	2,406 (-2%)	5mo	$139,900	$58	59
2920 Miami St	0.60mi	8/2.0 (-1)	2,346 (-4%)	20mo	$155,000	$66	44
3744 Michigan Ave	0.58mi	8/4.0 (-1)	2,160 (-12%)	8mo	$140,000	$65	34
3421 Osage St	0.68mi	8/4.0 (-1)	2,744 (+12%)	7mo	$219,000	$80	29
4027 Bamberger Ave	0.73mi	8/4.0 (-1)	2,080 (-15%)	11mo	$209,900	$101	19

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $9,990
• Equity at exit: $48,459

10-year hold

• IRR: 14.0%
• Equity multiple: 2.21×
• Total profit: $110,137
• Equity at exit: $28,100

Cash invested: $91,000 (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 63118

• Rents YoY: 4.9%
• Active inventory: 240
• Price-to-rent: 22.3×

Monthly cashflow live

• Estimated rent: $3,644 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$165 /mo · $1,976/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $874

Break-even live

Break-even rent $2,537

Max offer price $325,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$3,645
Total (3 units)			$3,644

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $325,000 Active 62 DOM
2. 2026-06-17
   days on market $325,000 Active 61 DOM
3. 2026-06-16
   days on market $325,000 Active 60 DOM
4. 2026-06-15
   days on market $325,000 Active 59 DOM
5. 2026-06-13
   days on market $325,000 Active 57 DOM
6. 2026-06-09
   days on market $325,000 Active 53 DOM
7. 2026-06-08
   days on market $325,000 Active 52 DOM
8. 2026-06-07
   days on market $325,000 Active 51 DOM
9. 2026-06-05
   days on market $325,000 Active 48 DOM
10. 2026-06-03
    days on market $325,000 Active 47 DOM
11. 2026-06-02
    days on market $325,000 Active 46 DOM
12. 2026-06-01
    days on market $325,000 Active 45 DOM
13. 2026-05-31
    days on market $325,000 Active 44 DOM
14. 2026-04-18
    listed $325,000 Active
15. 2026-04-18
    historical $325,000
16. 2023-03-31
    historical
17. 2022-11-22
    price $250,000
18. 2022-08-30
    status Active
19. 2022-04-20
    historical
20. 2022-04-20
    status Active
21. 2022-04-19
    historical
22. 2022-01-02
    status Active
23. 2021-12-06
    historical
24. 2021-06-16
    listed $225,000 Active
25. 2021-06-01
    historical
26. 2021-05-27
    soldstatus $165,000
27. 2014-11-05
    soldstatus $58,000

ⓘ 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: $1,976 · $165/mo
• Projected year-2 tax: $3,152 · $263/mo
• Expected delta: +$1,176/yr (+$98/mo · 59.5%)

ⓘ 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 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: $43,728
• − Mortgage interest: −$18,205
• − Property taxes: −$1,976
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,498
• − Management: −$3,498
• − Depreciation: −$9,455
• Taxable income: $5,471
• Est. tax owed @ 24.0%: −$1,313
• After-tax cash flow: $9,179/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 1%

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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+460.3% since first listed

14 events — show timeline

• 2026-04-18 Listed $325,000 MARIS as Distributed by MLS Grid
• 2026-04-18 Coming Soon $325,000 MARIS as Distributed by MLS Grid
• 2023-03-31 Delisted — MARIS as Distributed by MLS Grid
• 2022-11-22 Price Changed $250,000 MARIS as Distributed by MLS Grid
• 2022-08-30 Relisted — MARIS as Distributed by MLS Grid
• 2022-04-20 Delisted — MARIS as Distributed by MLS Grid
• 2022-04-20 Relisted — MARIS as Distributed by MLS Grid
• 2022-04-19 Delisted — MARIS as Distributed by MLS Grid
• 2022-01-02 Relisted — MARIS as Distributed by MLS Grid
• 2021-12-06 Delisted — MARIS as Distributed by MLS Grid
• 2021-06-16 Listed $225,000 MARIS as Distributed by MLS Grid
• 2021-06-01 Coming Soon — MARIS as Distributed by MLS Grid
• 2021-05-27 Sold (Public Records) $165,000 Public Records
• 2014-11-05 Sold (Public Records) $58,000 Public Records

Property tax history

+53.1%/yr

Latest (2024): $1,976 · +4.8% YoY. Source: county tax records.