3526 Minnesota Ave · St. Louis, MO 63118

$220,000

4 bd · 4.0 ba · 3,516 sqft · MultiFamily public records · 73 Days on market

Built 1924 5,505 sqft lot $63/sqft · 10% below area Est $246k · 10% under

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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
• ARV discount +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• 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

Attention Investors! This 4-Family consists of 1BR/1BA units in an extremely convenient location. Each unit is designed with living & dining rooms in front, leading to an eat-in kitchen and private bedroom. The shared basement offers washer/dryer hookups. Close to major transit, a quick walk to the bustling Cherokee St. and easy access to great parks, this place has it all. Inside the secure building you will find great apartments with hardwood flooring, high ceilings and lots of space. Do not miss this great investment opportunity! Vacant unit will be patched, painted and ready to rent prior to closing. Please do not disturb tenants.

Key facts

• Hardwood flooring
• Washer dryer hookups
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• SHARED BASEMENT
• WASHER DRYER HOOKUPS
• MAJOR TRANSIT
• HARDWOOD FLOORING
• HIGH CEILINGS

What this means for you Summary

Snapshot

• This is a 4 × 1.0-bed/1.0-bath units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $481/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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.
• Market conditions: Rents rising fast (+4.9%/yr); 240 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $4,102/mo this rent would consume 85% 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 $7k 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 $62k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $130k; list at $220k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $206,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1924 — 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: 1.86% ✓
• Cap rate: 16.78%
• Cash-on-cash: 37.45%
• DSCR: 2.67
• GRM: 4.5

CMA / ARV

• ARV (median comp): $245,631
• List price: $220,000
• Delta: -10.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3526 Minnesota Ave	0.00mi	4/4.0	3,516 (0%)	1mo	$220,000	$63	99
3446 Texas Ave Unit 1,2,3,4	0.45mi	4/4.0	3,656 (+4%)	5mo	$135,000	$37	68
4015 California Ave	0.64mi	4/4.0	3,500 (-0%)	11mo	$235,000	$67	60
3720 Winnebago St	0.68mi	4/4.0	3,340 (-5%)	2mo	$280,000	$84	58
3435 Alberta St	0.59mi	4/4.0	3,850 (+10%)	5mo	$160,000	$42	53
3146 Nebraska Ave	0.56mi	5/4.0 (+1)	3,100 (-12%)	4mo	$349,900	$113	46
4121 Michigan Ave	0.74mi	4/4.0	3,336 (-5%)	14mo	$260,000	$78	45
4102 California Ave	0.74mi	5/5.0 (+1)	3,420 (-3%)	9mo	$375,000	$110	44
3461 South Spring Ave	0.72mi	4/4.0	3,136 (-11%)	9mo	$314,900	$100	41
3136 Chippewa St	0.35mi	3/2.0 (-1)	3,922 (+12%)	13mo	$249,000	$63	41
3654 Phillips Pl	0.65mi	4/4.0	3,094 (-12%)	11mo	$50,000	$16	41
3414 S Spring Ave	0.71mi	4/4.0	4,000 (+14%)	12mo	$475,000	$119	33

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: 35.4%
• Equity multiple: 2.54×
• Total profit: $94,684
• Equity at exit: $32,803

10-year hold

• IRR: 43.1%
• Equity multiple: 5.44×
• Total profit: $273,764
• Equity at exit: $19,022

Cash invested: $61,600 (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 63118

• Rents YoY: 4.9%
• Active inventory: 240
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $4,102 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$861
• Net cashflow: $1,923

Break-even live

Break-even rent $1,668

Max offer price $220,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1.0	1	$4,104
Total (4 units)			$4,102

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	43d	1	0.58mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	7d	1	0.78mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	43d	1	0.78mi
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	23d	1	0.98mi
2811 Missouri Ave Saint Louis, MO	4.0	2.5	2673	$3,622	$1.36	43d	1	1.01mi

Listing history 16 events

1. 2026-05-02
   status Pending 646-char remark

   Show marketing remark (646 chars)

   Attention Investors! This 4-Family consists of 1BR/1BA units in an extremely convenient location. Each unit is designed with living & dining rooms in front, leading to an eat-in kitchen and private bedroom. The shared basement offers washer/dryer hookups. Close to major transit, a quick walk to the bustling Cherokee St. and easy access to great parks, this place has it all. Inside the secure building you will find great apartments with hardwood flooring, high ceilings and lots of space. Do not miss this great investment opportunity! Vacant unit will be patched, painted and ready to rent prior to closing. Please do not disturb tenants.

2. 2026-02-18
   listed $220,000 Active 646-char remark

   Show marketing remark (646 chars)

   Attention Investors! This 4-Family consists of 1BR/1BA units in an extremely convenient location. Each unit is designed with living & dining rooms in front, leading to an eat-in kitchen and private bedroom. The shared basement offers washer/dryer hookups. Close to major transit, a quick walk to the bustling Cherokee St. and easy access to great parks, this place has it all. Inside the secure building you will find great apartments with hardwood flooring, high ceilings and lots of space. Do not miss this great investment opportunity! Vacant unit will be patched, painted and ready to rent prior to closing. Please do not disturb tenants.

3. 2019-07-09
   soldstatus $130,000
4. 2019-07-05
   status Pending 769-char remark

   Show marketing remark (769 chars)

   What an amazing turn-key investment opportunity with professional management! 4 Fully Occupied 1 bedroom / 1 bathroom units in an extremely convenient location. Close to major transit, a quick walk to the bustling Cherokee St. and easy access to great parks, this place has it all. Inside the secure building you will find great apartments with hardwood flooring, high ceilings and lots of space. There are two rooms in the front; living and dining or whatever is decided, and then a spacious eat-in kitchen. The rear has a private bedroom. The shared basement offers washer/dryer hookups. Roof is new and replaced within the last year! Do not miss this great investment opportunity! Please do not disturb tenants - viewing of units after accepted contract.

5. 2019-07-01
   soldstatus Closed 769-char remark

   Show marketing remark (769 chars)

   What an amazing turn-key investment opportunity with professional management! 4 Fully Occupied 1 bedroom / 1 bathroom units in an extremely convenient location. Close to major transit, a quick walk to the bustling Cherokee St. and easy access to great parks, this place has it all. Inside the secure building you will find great apartments with hardwood flooring, high ceilings and lots of space. There are two rooms in the front; living and dining or whatever is decided, and then a spacious eat-in kitchen. The rear has a private bedroom. The shared basement offers washer/dryer hookups. Roof is new and replaced within the last year! Do not miss this great investment opportunity! Please do not disturb tenants - viewing of units after accepted contract.

6. 2019-04-14
   historical Active Under Contract 769-char remark

   Show marketing remark (769 chars)

   What an amazing turn-key investment opportunity with professional management! 4 Fully Occupied 1 bedroom / 1 bathroom units in an extremely convenient location. Close to major transit, a quick walk to the bustling Cherokee St. and easy access to great parks, this place has it all. Inside the secure building you will find great apartments with hardwood flooring, high ceilings and lots of space. There are two rooms in the front; living and dining or whatever is decided, and then a spacious eat-in kitchen. The rear has a private bedroom. The shared basement offers washer/dryer hookups. Roof is new and replaced within the last year! Do not miss this great investment opportunity! Please do not disturb tenants - viewing of units after accepted contract.

7. 2019-04-12
   listed $130,000 Active 769-char remark

   Show marketing remark (769 chars)

   What an amazing turn-key investment opportunity with professional management! 4 Fully Occupied 1 bedroom / 1 bathroom units in an extremely convenient location. Close to major transit, a quick walk to the bustling Cherokee St. and easy access to great parks, this place has it all. Inside the secure building you will find great apartments with hardwood flooring, high ceilings and lots of space. There are two rooms in the front; living and dining or whatever is decided, and then a spacious eat-in kitchen. The rear has a private bedroom. The shared basement offers washer/dryer hookups. Roof is new and replaced within the last year! Do not miss this great investment opportunity! Please do not disturb tenants - viewing of units after accepted contract.

8. 2017-05-22
   soldstatus $88,500
9. 2017-05-16
   soldstatus Closed
10. 2017-05-04
    status Pending
11. 2017-04-05
    historical Contingent (No Kickout)
12. 2017-03-02
    listed $92,000 Active
13. 2017-01-30
    price $92,000
14. 2016-07-19
    price $95,000
15. 2003-04-22
    soldstatus
16. 1993-05-25
    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: $872 · $73/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: +$1,262/yr (+$105/mo · 144.8%)

ⓘ 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: $49,224
• − Mortgage interest: −$12,323
• − Property taxes: −$872
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,938
• − Management: −$3,938
• − Depreciation: −$6,400
• Taxable income: $20,653
• Est. tax owed @ 24.0%: −$4,957
• After-tax cash flow: $18,114/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

+131.6% since first listed

16 events — show timeline

• 2026-05-02 Pending — MARIS as Distributed by MLS Grid
• 2026-02-18 Listed $220,000 MARIS as Distributed by MLS Grid
• 2019-07-09 Sold (Public Records) $130,000 Public Records
• 2019-07-05 Pending — MARIS as Distributed by MLS Grid
• 2019-07-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-04-14 Contingent — MARIS as Distributed by MLS Grid
• 2019-04-12 Listed $130,000 MARIS as Distributed by MLS Grid
• 2017-05-22 Sold (Public Records) $88,500 Public Records
• 2017-05-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-05-04 Pending — MARIS as Distributed by MLS Grid
• 2017-04-05 Contingent — MARIS as Distributed by MLS Grid
• 2017-03-02 Listed $92,000 MARIS as Distributed by MLS Grid
• 2017-01-30 Price Changed $92,000 MARIS as Distributed by MLS Grid
• 2016-07-19 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2003-04-22 Sold (Public Records) — Public Records
• 1993-05-25 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2024): $872 · +5.0% YoY. Source: county tax records.