3436 Potomac St · St. Louis, MO 63118

$260,000

16 bd · 4.0 ba · 3,400 sqft · MultiFamily public records · 120 Days on market

Built 1927 5,876 sqft lot $76/sqft · 13% above area Est $231k · 13% 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 +30.0/30.0
• 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
• ARV discount +1.8/15.0
• 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! Here’s a fantastic opportunity for you to own a 4-family unit about a block from Cherokee St. Two-story, fully leased 4-unit brick building. Each one bedroom unit offers generously-sized rooms including a living room, eat-in kitchen, a bath and some hardwood floors. Both the front porch and rear balcony have decorative wrought iron spindles. The rear balconies overlook a grassy back yard. This is an ideal property to add to your investment portfolio. Please do not disturb tenants. 24 hour notice for approval required in order to show.

Key facts

• 5,876 sq ft lot
• Built 1927
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $411/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $237k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 $4,097/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 $8k 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 $73k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask is 117% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $120k; list at $260k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $236,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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 1927 — 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: 1.58% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.12%
• DSCR: 2.21
• GRM: 5.3

CMA / ARV

• ARV (median comp): $230,596
• List price: $260,000
• Delta: 12.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 1.97×
• Total profit: $70,528
• Equity at exit: $38,767

10-year hold

• IRR: 32.1%
• Equity multiple: 4.16×
• Total profit: $229,936
• Equity at exit: $22,480

Cash invested: $72,800 (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: 21.2×

Monthly cashflow live

• Estimated rent: $4,097 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $1,645

Break-even live

Break-even rent $2,014

Max offer price $260,000

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,096
Total (4 units)			$4,097

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $260,000 Active 120 DOM
2. 2026-06-17
   days on market $260,000 Active 119 DOM
3. 2026-06-16
   days on market $260,000 Active 118 DOM
4. 2026-06-15
   days on market $260,000 Active 117 DOM
5. 2026-06-13
   days on market $260,000 Active 115 DOM
6. 2026-06-09
   days on market $260,000 Active 111 DOM
7. 2026-06-08
   days on market $260,000 Active 110 DOM
8. 2026-06-08
   days on market $260,000 Active 109 DOM
9. 2026-06-05
   remarks 647-char remark
10. 2026-06-05
    days on market $260,000 Active 106 DOM
11. 2026-06-03
    days on market $260,000 Active 105 DOM
12. 2026-06-02
    days on market $260,000 Active 104 DOM
13. 2026-06-01
    days on market $260,000 Active 103 DOM
14. 2026-05-31
    days on market $260,000 Active 102 DOM
15. 2026-04-27
    price $260,000 567-char remark

    Show marketing remark (567 chars)

    Attention Investors! Here’s a fantastic opportunity for you to own a 4-family unit about a block from Cherokee St. Two-story, fully leased 4-unit brick building. Each one bedroom unit offers generously-sized rooms including a living room, eat-in kitchen, a bath and some hardwood floors. Both the front porch and rear balcony have decorative wrought iron spindles. The rear balconies overlook a grassy back yard. This is an ideal property to add to your investment portfolio. Please do not disturb tenants. 24 hour notice for approval required in order to show.

16. 2026-02-18
    status Active 567-char remark

    Show marketing remark (567 chars)

    Attention Investors! Here’s a fantastic opportunity for you to own a 4-family unit about a block from Cherokee St. Two-story, fully leased 4-unit brick building. Each one bedroom unit offers generously-sized rooms including a living room, eat-in kitchen, a bath and some hardwood floors. Both the front porch and rear balcony have decorative wrought iron spindles. The rear balconies overlook a grassy back yard. This is an ideal property to add to your investment portfolio. Please do not disturb tenants. 24 hour notice for approval required in order to show.

17. 2018-09-10
    status Pending 422-char remark

    Show marketing remark (422 chars)

    Excellent opportunity to own a 4-family unit about a block from Cherokee St. Two-story, fully leased 4-unit brick building. Each one bedroom unit offers generously-sized rooms including a living room, eat-in kitchen, a bath and some hardwood floors. Both the front porch and rear balcony have decorative wrought iron spindles. The rear balconies overlook a grassy back yard. An ideal property to have as your investments.

18. 2018-09-04
    soldstatus $120,000
19. 2018-08-28
    soldstatus Closed 422-char remark

    Show marketing remark (422 chars)

    Excellent opportunity to own a 4-family unit about a block from Cherokee St. Two-story, fully leased 4-unit brick building. Each one bedroom unit offers generously-sized rooms including a living room, eat-in kitchen, a bath and some hardwood floors. Both the front porch and rear balcony have decorative wrought iron spindles. The rear balconies overlook a grassy back yard. An ideal property to have as your investments.

20. 2018-07-19
    historical Active Under Contract 422-char remark

    Show marketing remark (422 chars)

    Excellent opportunity to own a 4-family unit about a block from Cherokee St. Two-story, fully leased 4-unit brick building. Each one bedroom unit offers generously-sized rooms including a living room, eat-in kitchen, a bath and some hardwood floors. Both the front porch and rear balcony have decorative wrought iron spindles. The rear balconies overlook a grassy back yard. An ideal property to have as your investments.

21. 2018-07-17
    listed $120,000 Active 422-char remark

    Show marketing remark (422 chars)

    Excellent opportunity to own a 4-family unit about a block from Cherokee St. Two-story, fully leased 4-unit brick building. Each one bedroom unit offers generously-sized rooms including a living room, eat-in kitchen, a bath and some hardwood floors. Both the front porch and rear balcony have decorative wrought iron spindles. The rear balconies overlook a grassy back yard. An ideal property to have as your investments.

22. 2015-12-02
    soldstatus $48,000
23. 2015-12-02
    soldstatus $57,000
24. 2015-11-24
    soldstatus Closed
25. 2015-11-17
    historical
26. 2015-10-11
    price $59,900
27. 2015-09-10
    listed $74,900 Active
28. 2013-11-08
    soldstatus $31,000
29. 2005-08-23
    soldstatus $125,000
30. 2001-05-08
    soldstatus $60,500
31. 1996-05-15
    soldstatus
32. 1996-05-06
    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: $1,435 · $120/mo
• Projected year-2 tax: $2,522 · $210/mo
• Expected delta: +$1,087/yr (+$91/mo · 75.7%)

ⓘ 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: $49,164
• − Mortgage interest: −$14,564
• − Property taxes: −$1,435
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,933
• − Management: −$3,933
• − Depreciation: −$7,564
• Taxable income: $16,435
• Est. tax owed @ 24.0%: −$3,944
• After-tax cash flow: $15,798/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

+329.8% since first listed

18 events — show timeline

• 2026-04-27 Price Changed $260,000 MARIS as Distributed by MLS Grid
• 2026-02-18 Relisted — MARIS as Distributed by MLS Grid
• 2018-09-10 Pending — MARIS as Distributed by MLS Grid
• 2018-09-04 Sold (Public Records) $120,000 Public Records
• 2018-08-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-07-19 Contingent — MARIS as Distributed by MLS Grid
• 2018-07-17 Listed $120,000 MARIS as Distributed by MLS Grid
• 2015-12-02 Sold (Public Records) $57,000 Public Records
• 2015-12-02 Sold (Public Records) $48,000 Public Records
• 2015-11-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-11-17 Delisted — MARIS as Distributed by MLS Grid
• 2015-10-11 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2015-09-10 Listed $74,900 MARIS as Distributed by MLS Grid
• 2013-11-08 Sold (Public Records) $31,000 Public Records
• 2005-08-23 Sold (Public Records) $125,000 Public Records
• 2001-05-08 Sold (Public Records) $60,500 Public Records
• 1996-05-15 Sold (Public Records) — Public Records
• 1996-05-06 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2024): $1,435 · +5.1% YoY. Source: county tax records.