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4253 Washington Blvd Unit D
F Composite 33.04
Why this score? — see what drove the F 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).

  • ARV discount +15.0/15.0
  • Cash flow +5.4/30.0
  • Condition / age +4.0/5.0
  • Rent growth +3.3/5.0
  • 1% rule +2.5/10.0
  • Livability +2.5/5.0
  • Schools +0.3/10.0
  • DSCR +0.0/10.0
  • Appreciation +0.0/10.0

$350,000

4253 Washington Blvd Unit D · St. Louis, MO 63108
4 bd · 3.0 ba · 2,489 sqft · SingleFamily · 61 Days on market
Built 1891 Good condition $141/sqft · 30% below area Est $497k · 30% under $429/mo HOA · 16% of rent ↓ 38% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

A masterful blend of historic architecture and contemporary design, this stunning residence is one of only four boutique condominiums created from the meticulous transformation of a distinguished three-story Central West End building. Offering nearly 2,500 square feet of sophisticated living space, this four-bedroom, three-bath home delivers exceptional scale, style, and comfort in one of St. Louis' most coveted neighborhoods. The dramatic main living area showcases soaring ceilings, rich hardwood floors, and expansive windows that flood the home with natural light.

Key facts

  • Open-concept design
  • Contemporary design
  • Expansive windows

Tags

HISTORIC ARCHITECTURECONTEMPORARY DESIGNBOUTIQUE CONDOMINIUMSEXPANSIVE WINDOWSOPEN-CONCEPT DESIGNUPPER-LEVEL LOFT RETREAT

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/3.0-bath single-family listed at $350k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-761 ($-9k/yr) — negative.
  • To cash-flow at today's rent, offer at most $240k (31.5% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (24.5% below list).
  • Recommended offer: $240k (31.5% below list) — sets the bar for cash-flow.
  • Cap rate 3.7% vs local median 4.7% in St. Louis — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

  • Location reads: area grade F — 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.
  • Zoned schools: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Market conditions: Rents rising (+3.1%/yr); 239 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $2,641/mo this rent would consume 57% of the median local household income ($55k/yr) — 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.

Negotiation context

  • It's been on market 61 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
  • 2 sale attempts since 2y 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.

Risks & watch-outs

  • Watch-outs: built in 1891 — 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 $239,862 (31.5% below list)

Questions for the listing agent

  1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
  2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
  3. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
  8. 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.
  9. 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.
  10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

1% rule
0.75%
Cap rate
3.68%
Cash-on-cash
-9.32%
DSCR
0.59
GRM
11.0

CMA / ARV

ARV (median comp)
$497,461
List price
$350,000
Delta
-29.64%
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
4112 W Belle Pl 0.33mi 4/3.0 2,378 (-4%) 5mo $264,900 $111 73
4120 Olive St 0.28mi 3/3.5 (-1) 2,548 (+2%) 7mo $475,000 $186 70
4225 Maryland Ave 0.34mi 4/3.5 2,715 (+9%) 1mo $719,000 $265 66
4245 Mcpherson Ave 0.25mi 4/3.5 2,799 (+12%) 1mo $585,000 $209 65
4166 Westminster Pl 0.26mi 3/3.5 (-1) 2,729 (+10%) 3mo $474,900 $174 62
919 Pendleton Ave 0.18mi 4/2.5 2,160 (-13%) 7mo $174,900 $81 62
4508 Pershing Pl 0.54mi 4/3.0 2,561 (+3%) 12mo $800,000 $312 60
4169 Mcpherson Ave 0.29mi 3/2.0 (-1) 2,268 (-9%) 6mo $195,000 $86 58
4161 W Pine Blvd 0.52mi 3/3.5 (-1) 2,683 (+8%) 2mo $650,000 $242 54
4424 Laclede Ave 0.72mi 4/2.5 2,602 (+4%) 5mo $775,000 $298 53
3826 Olive St Lot 7 0.68mi 3/3.0 (-1) 2,629 (+6%) 11mo $645,000 $245 45
3810 Olive St Lot 10 0.70mi 3/3.0 (-1) 2,762 (+11%) 6mo $699,000 $253 39

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 · 3.1% rent growth · sell at horizon

5-year hold
IRR
-32.6%
Equity multiple
-0.07×
Total profit
$-104,623
Equity at exit
$52,186
10-year hold
IRR
-37.1%
Equity multiple
-0.54×
Total profit
$-151,199
Equity at exit
$30,262

Cash invested: $98,000 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
21 active · 11 under contract
Months of supply
8.4 mo (12%/mo absorbed)
Median asking
$429,900 ($165/sqft)
Median days on market
37 d
This list price
43% of active listings are priced below it
ARV vs active asking
+20.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 63108

Home prices YoY
-33.1%
Rents YoY
3.1%
Active inventory
239
Price-to-rent
11.0×

Monthly cashflow live

Estimated rent
$2,641 high interval (Pro) →
Mortgage (P&I)
$1,835
Tax est. 1.5%
$438 /mo · $5,250/yr
Insurance
$146
HOA
$429
Vacancy / Maint / Mgmt
$555
Net cashflow
$-761

Break-even live

Break-even rent $3,605
Max offer price $239,862
Occupancy floor

Sensitivity live

Price -10% $-519 -5% $-640 +0% $-761 +5% $-882 +10% $-1,003
Rent -10% $-970 -5% $-865 +0% $-761 +5% $-657 +10% $-552
Rate -1.0pp $-585 -0.5pp $-672 base $-761 +0.5pp $-852 +1.0pp $-944

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
$87,500
Closing costs
$10,500
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 26 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
4376 Olive St Saint Louis, MO 3.0 2.5 3173 $2,950 $0.93 56d 1 0.17mi
404 N Sarah St Saint Louis, MO 3.0 2.5 1772 $2,600 $1.47 139d 1 0.41mi
4512 Westminster Pl Saint Louis, MO 3.0 2.0 2000 $2,650 $1.32 93d 1 0.45mi
4400 Lindell Blvd Saint Louis, MO 3.0 1.0–3.0 1100 $2,780 $2.53 0d 17 0.53mi
215 N Sarah St Saint Louis, MO 3.0 3.5 2270 $3,800 $1.67 9d 1 0.55mi
4158 W Pine Blvd #1 St. Louis, MO 3.0 3.0 1890 $2,150 $1.14 59d 1 0.57mi
4133 Laclede Ave Unit 1 St. Louis, MO 3.0 1.5 2775 $1,999 $0.72 139d 1 0.64mi
3717-3721 Westminster Pl St. Louis, MO 3.0 1.0–3.0 1343 $2,995 $2.23 78d 4 0.83mi
3701 Lindell Blvd Saint Louis, MO 3.0 1.0–3.0 1073 $2,500 $2.33 111d 81 0.86mi
3701 Lindell Blvd Saint Louis, MO 3.0 1.0–2.0 1073 $2,500 $2.33 0d 96 0.86mi
100 N Kingshighway Blvd Saint Louis, MO 3.0 1.0–2.0 1149 $5,850 $5.09 0d 59 0.95mi
100 N Kingshighway Blvd Saint Louis, MO 3.0 1.0–2.0 1211 $7,099 $5.86 139d 84 0.95mi
3843 Saint Ferdinand Ave Unit F1 St. Louis, MO 3.0 1.0 2765 $1,600 $0.58 9d 1 1.17mi
3843 Saint Ferdinand Ave Unit F2 St. Louis, MO 3.0 1.0 2765 $1,600 $0.58 42d 1 1.17mi
3843 Saint Ferdinand Ave Unit F1 St. Louis, MO 3.0 1.0 2765 $1,600 $0.58 63d 1 1.17mi
4247 Maffitt Ave St. Louis, MO 3.0 1.5 1700 $1,000 $0.59 42d 1 1.18mi
5168 Enright Ave Saint Louis, MO 4.0 2.0 2142 $1,895 $0.88 83d 1 1.24mi
4247 Chouteau Ave Saint Louis, MO 3.0 2.5 2112 $3,142 $1.49 42d 1 1.26mi
4125 Chouteau Ave Unit 1031870P St. Louis, MO 3.0–6.0 2.0–4.0 1592 $3,948 $2.48 0d 2 1.27mi
4376 Gibson Ave Unit 4376 St. Louis, MO 3.0 2.0 1600 $1,950 $1.22 5d 1 1.36mi
5096 Minerva Ave Unit C St. Louis, MO 3.0 1.0 1800 $1,395 $0.78 139d 1 1.37mi
4343 Arco Ave Saint Louis, MO 3.0 2.0 1990 $1,790 $0.90 74d 1 1.40mi
2703 N Spring Ave St. Louis, MO 3.0 1.5 1700 $1,600 $0.94 0d 1 1.44mi
275 Union Blvd St. Louis, MO 3.0 1.0–3.0 1295 $4,686 $3.62 56d 48 1.44mi
4451 Oakland Ave Saint Louis, MO 3.0 2.5 1900 $2,500 $1.32 82d 1 1.49mi
4451 Oakland Ave Saint Louis, MO 3.0 2.0 1900 $2,500 $1.32 88d 1 1.49mi

Property features AI

Finance

Other
Private ownershipLease not considered
HOA & community
Community association (Destin Condo) with developer managementMonthly association fee of $429HOA fee includes insurance, grounds maintenance, security, sewer, trash and waterThree units in the community

Exterior

Parking
One parking space
Utilities
Public waterPublic sewerElectric service by Ameren
Home design
Single-family residenceUpdated / remodeled conditionOne and one-half levels
Construction
Brick construction
Exterior features
BalconyFront yard

Interior

Kitchen
Gas cooktopDishwasherDisposalMicrowaveKitchen islandGranite countersEat-in kitchenBreakfast bar
Bedrooms
Four bedrooms total — three on the main level and one on the upper level
Flooring
Hardwood floors
Bathrooms
Three full bathrooms — two full baths on the main level and one full bath on the upper level
Heating & cooling
Forced air heating (natural gas)Central air conditioning (electric)
Interior features
Breakfast barDouble vanityEat-in kitchenGranite countersKitchen islandKitchen/dining room comboVaulted ceilings
Laundry & utility
Main-level laundryIn-unit laundry with washer hookupDryer

Listing history 45 events

  1. 2026-07-30
    days on market $350,000 Active 61 DOM
  2. 2026-07-28
    days on market $350,000 Active 60 DOM
  3. 2026-07-26
    days on market $350,000 Active 58 DOM
  4. 2026-07-24
    days on market $350,000 Active 56 DOM
  5. 2026-07-23
    days on market $350,000 Active 55 DOM
  6. 2026-07-22
    days on market $350,000 Active 54 DOM
  7. 2026-07-21
    days on market $350,000 Active 53 DOM
  8. 2026-07-20
    days on market $350,000 Active 52 DOM
  9. 2026-07-18
    days on market $350,000 Active 50 DOM
  10. 2026-07-18
    days on market $350,000 Active 49 DOM
  11. 2026-07-16
    days on market $350,000 Active 48 DOM
  12. 2026-07-15
    pricedays on market $350,000 Active 47 DOM
  13. 2026-07-14
    days on market $355,000 Active 46 DOM
  14. 2026-07-13
    days on market $355,000 Active 45 DOM
  15. 2026-07-13
    days on market $355,000 Active 44 DOM
  16. 2026-07-11
    days on market $355,000 Active 43 DOM
  17. 2026-07-10
    days on market $355,000 Active 42 DOM
  18. 2026-07-09
    days on market $355,000 Active 41 DOM
  19. 2026-07-07
    days on market $355,000 Active 39 DOM
  20. 2026-07-06
    days on market $355,000 Active 38 DOM
  21. 2026-07-05
    days on market $355,000 Active 37 DOM
  22. 2026-07-03
    days on market $355,000 Active 35 DOM
  23. 2026-07-02
    days on market $355,000 Active 34 DOM
  24. 2026-07-01
    days on market $355,000 Active 33 DOM
  25. 2026-06-30
    days on market $355,000 Active 32 DOM
  26. 2026-06-29
    days on market $355,000 Active 31 DOM
  27. 2026-06-28
    days on market $355,000 Active 30 DOM
  28. 2026-06-27
    days on market $355,000 Active 29 DOM
  29. 2026-06-26
    days on market $355,000 Active 28 DOM
  30. 2026-06-24
    days on market $355,000 Active 26 DOM
  31. 2026-06-22
    days on market $355,000 Active 24 DOM
  32. 2026-06-21
    pricedays on market $355,000 Active 23 DOM
  33. 2026-06-18
    days on market $360,000 Active 20 DOM
  34. 2026-06-17
    days on market $360,000 Active 19 DOM
  35. 2026-06-16
    days on market $360,000 Active 18 DOM
  36. 2026-06-15
    days on market $360,000 Active 17 DOM
  37. 2026-06-13
    days on market $360,000 Active 15 DOM
  38. 2026-06-09
    days on market $360,000 Active 11 DOM
  39. 2026-06-08
    days on market $360,000 Active 10 DOM
  40. 2026-06-07
    days on market $360,000 Active 9 DOM
  41. 2026-06-05
    days on market $360,000 Active 6 DOM
  42. 2026-06-03
    days on market $360,000 Active 5 DOM
  43. 2026-06-02
    days on market $360,000 Active 4 DOM
  44. 2026-06-01
    days on market $360,000 Active 3 DOM
  45. 2026-05-31
    days on market $360,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$31,696
− Mortgage interest
−$19,605
− Property taxes
−$5,250
− Insurance
−$1,750
− Repairs & maintenance
−$2,536
− Management
−$2,536
− HOA
−$5,148
− Depreciation
−$10,182
Taxable loss
−$15,311
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$3,675
After-tax cash flow
$-5,459/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $12,445–$37,335 screening

This well-maintained, modernized condo offers a blend of historic charm and contemporary design, making it an attractive option for both buyers and renters in a desirable neighborhood.

Value-add opportunities

  • Both Painting exterior brick and updating landscaping — Enhances curb appeal and property value.
  • Both Updating light fixtures in living areas — Improves aesthetics and energy efficiency.
  • Both Adding smart home technology — Enhances convenience and marketability for buyers and renters.

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 3/100

Zoned Schools

Elementary Cole Elem. F MO #1,099/1,115 Nat'l #41,309/41,679 Middle Gateway Middle F MO #389/391 Nat'l #13,918/14,009 High Sumner High F MO #520/521 Nat'l #17,145/17,239

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 · 315,737 people
City population
283,259
Metro
St. Louis, MO-IL
Population (ZIP)
21,336
Household income
$55,147
Rent vs Own
73.3% rent · 26.7% own
Severe rent burden
6% of renters

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 0.62)
Race & ethnicity
White 54% Black 26% Asian 13% Hispanic / Latino 4% Two or more races 4%
Common ancestry
Lithuanian 4% Romanian 3% Iranian 2%
Foreign-born
13% · China, Canada, South Korea
Languages at home
85% English-only · Chinese 3% Other Asian/Pacific 3% Spanish 3%

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

Price history

-37.7% since first listed
10 events — show timeline
  • 2026-06-19 Price Changed $355,000 MARIS as Distributed by MLS Grid
  • 2026-05-30 Listed $360,000 MARIS as Distributed by MLS Grid
  • 2026-05-30 Coming Soon $360,000 MARIS as Distributed by MLS Grid
  • 2024-12-07 Delisted MARIS as Distributed by MLS Grid
  • 2024-09-16 Price Changed $450,000 MARIS as Distributed by MLS Grid
  • 2024-07-24 Price Changed $468,000 MARIS as Distributed by MLS Grid
  • 2024-06-24 Price Changed $525,000 MARIS as Distributed by MLS Grid
  • 2024-06-12 Price Changed $549,900 MARIS as Distributed by MLS Grid
  • 2024-06-07 Listed $570,000 MARIS as Distributed by MLS Grid
  • 2024-05-27 Coming Soon MARIS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…