4430 Pennsylvania Ave · St. Louis, MO 63111

$314,000

16 bd · 4.0 ba · 3,876 sqft · MultiFamily public records · 31 Days on market

Built 1909 7,875 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• 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

Excellent investment opportunity at 4430 Pennsylvania Ave! This fully occupied, cash-flowing 4-family property is a great addition to any investment portfolio. All four units are currently rented at $800/month with room for future rental increases. RENOVATED! Property also includes the additional LARGE buildable lot next door, adding even more value and potential. Major updates have already been completed, making this a true turnkey opportunity with strong rental history and consistent occupancy already in place. Conveniently located with easy access to major highways, shopping, dining, and public transportation. Whether you’re a seasoned investor or purchasing your first multi-family

Key facts

• Renovated
• Buildable lot
• Cash-flowing

Tags

• INVESTMENT OPPORTUNITY
• FULLY OCCUPIED
• CASH-FLOWING
• RENOVATED
• BUILDABLE LOT
• MAJOR UPDATES

Property features AI

Finance

• Financial info: Net operating income: $6,496

Exterior

• Parking: Off-street parking for up to 6 vehicles; 6-car carport
• Utilities: Public water; Sewer connected; Electricity connected (Ameren); Natural gas connected
• Home design: Residential income property (2–4 units); Updated / remodeled
• Construction: Brick construction
• Exterior features: Back yard fencing

Interior

• Kitchen: Eat-in kitchen; Granite counters
• Bedrooms: Four 1-bedroom units
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; High ceilings; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1-bath units multifamily listed at $314k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $421/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $314k).
• Recommended offer: $305k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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.
• Zoned schools: Monroe Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 158 students, 98% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $4,458/mo this rent would consume 114% of the median local household income ($47k/yr) (locally 1364% 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 $9k 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 + 3.3% rent growth), your $88k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — 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 $304,580 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1909 — 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. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.98%
• DSCR: 2.02
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.65×
• Total profit: $57,422
• Equity at exit: $46,818

10-year hold

• IRR: 24.9%
• Equity multiple: 3.19×
• Total profit: $192,528
• Equity at exit: $27,149

Cash invested: $87,920 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 23.5×

Monthly cashflow live

• Estimated rent: $4,458 high
• Mortgage (P&I): −$1,647
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$936
• Net cashflow: $1,684

Break-even live

Break-even rent $2,327

Max offer price $314,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,861	-5% $1,772	+0% $1,684	+5% $1,595	+10% $1,506
Rent	-10% $1,331	-5% $1,507	+0% $1,684	+5% $1,860	+10% $2,036
Rate	-1.0pp $1,842	-0.5pp $1,763	base $1,684	+0.5pp $1,602	+1.0pp $1,519

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$4,460
Total (4 units)			$4,458

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: $78,500
• Closing costs: $9,420
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $314,000 Active 31 DOM
2. 2026-06-18
   days on market $314,000 Active 28 DOM
3. 2026-06-17
   days on market $314,000 Active 27 DOM
4. 2026-06-16
   days on market $314,000 Active 26 DOM
5. 2026-06-15
   days on market $314,000 Active 25 DOM
6. 2026-06-13
   days on market $314,000 Active 23 DOM
7. 2026-06-09
   days on market $314,000 Active 19 DOM
8. 2026-06-08
   days on market $314,000 Active 18 DOM
9. 2026-06-07
   days on market $314,000 Active 17 DOM
10. 2026-06-05
    days on market $314,000 Active 14 DOM
11. 2026-06-03
    days on market $314,000 Active 13 DOM
12. 2026-06-02
    days on market $314,000 Active 12 DOM
13. 2026-06-01
    days on market $314,000 Active 11 DOM
14. 2026-05-31
    days on market $314,000 Active 10 DOM
15. 2026-05-21
    listed $314,000 Active
16. 2004-10-20
    soldstatus
17. 1999-09-07
    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: $729 · $61/mo
• Projected year-2 tax: $3,046 · $254/mo
• Expected delta: +$2,316/yr (+$193/mo · 317.5%)

ⓘ 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: $53,496
• − Mortgage interest: −$17,589
• − Property taxes: −$729
• − Insurance: −$1,570
• − Repairs & maintenance: −$4,280
• − Management: −$4,280
• − Depreciation: −$9,135
• Taxable income: $15,914
• Est. tax owed @ 24.0%: −$3,819
• After-tax cash flow: $16,383/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

3 events — show timeline

• 2026-05-21 Listed $314,000 MARIS as Distributed by MLS Grid
• 2004-10-20 Sold (Public Records) — Public Records
• 1999-09-07 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2024): $729 · +5.0% YoY. Source: county tax records.