6242 North Dr · University City, MO 63130

$589,000

8 bd · 4.0 ba · 3,852 sqft · MultiFamily public records · 54 Days on market

Built 1926 5,227 sqft lot $153/sqft · 10% below area Est $656k · 10% under

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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 +18.4/30.0
• ARV discount +12.1/15.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Turn key 4 family in the heart of University City! Perfectly positioned in one of the area’s most desirable investor neighborhoods, this property offers exceptional walkability and close proximity to Washington University making it highly attractive to tenants. Just minutes from the vibrant Delmar Loop, residents will enjoy easy access to popular restaurants, shopping, entertainment, and public transportation. Each spacious unit features 2 bedrooms, 1 full bath, fully updated kitchens with stainless appliances, original hardwood flooring, large windows with abundant natural light, and timeless character throughout. The basement includes individual washer/dryer setups for each unit alo

Key facts

• 5,227 sq ft lot
• Built 1926
• Listed 53 days

Property features AI

Finance

• Other: Seller may consider concessions

Exterior

• Parking: No garage; Off-street parking; On-street parking; Parking pad
• Utilities: Public water; Sewer connected; Electricity connected (Ameren)
• Home design: Residential income property (2–4 units); Total of 4 units; Above-grade finished area about 3,852
• Construction: Brick exterior
• Exterior features: Brick construction; Lot approximately 0.12 acres

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Microwave; Built-in electric range; Refrigerator
• Bedrooms: Four 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Interior features: Stainless steel appliances; Dishwasher; Microwave; Built-in electric range; Refrigerator; Unfinished basement with storage space; Forced air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $589k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive. Per door: $123/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $552k (6.2% below list).
• Recommended offer: $552k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.4% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pershing Elem. (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 265 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $5,525/mo this rent would consume 77% of the median local household income ($86k/yr) (locally 893% 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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($571k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $318k; list at $589k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $552,500 (6.2% below list)

Questions for the listing agent

1. It's been on market 54 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.94% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (median comp): $656,259
• List price: $589,000
• Delta: -10.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Eastgate Ave	0.05mi	8/4.0	3,852 (0%)	19mo	$545,000	$141	82
6312 Cates Ave	0.13mi	8/4.0	3,740 (-3%)	11mo	$532,000	$142	80
6262 North Dr	0.04mi	8/4.0	3,972 (+3%)	18mo	$589,000	$148	78
914 Eastgate Ave	0.04mi	8/4.0	3,456 (-10%)	23mo	$599,000	$173	62
1118 Ursula Ave	0.64mi	8/4.0	4,020 (+4%)	2mo	$335,000	$83	61
761 Syracuse Ave	0.40mi	9/6.0 (+1)	4,272 (+11%)	17mo	$750,000	$176	36

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-60,824
• Equity at exit: $87,822

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $1,291
• Equity at exit: $50,926

Cash invested: $164,920 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 35.5×

Monthly cashflow live

• Estimated rent: $5,525 high
• Mortgage (P&I): −$3,089
• Tax from tax record: −$484 /mo · $5,813/yr
• Insurance: −$245
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,160
• Net cashflow: $491

Break-even live

Break-even rent $4,904

Max offer price $589,000

Occupancy floor 86%

Sensitivity live

Price	-10% $824	-5% $657	+0% $491	+5% $324	+10% $157
Rent	-10% $54	-5% $272	+0% $491	+5% $709	+10% $927
Rate	-1.0pp $787	-0.5pp $640	base $491	+0.5pp $338	+1.0pp $183

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,524
Total (4 units)			$5,525

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: $147,250
• Closing costs: $17,670
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $589,000 Active 54 DOM
2. 2026-06-18
   days on market $589,000 Active 51 DOM
3. 2026-06-17
   days on market $589,000 Active 50 DOM
4. 2026-06-16
   days on market $589,000 Active 49 DOM
5. 2026-06-15
   days on market $589,000 Active 48 DOM
6. 2026-06-13
   days on market $589,000 Active 46 DOM
7. 2026-06-13
   days on market $589,000 Active 45 DOM
8. 2026-06-09
   days on market $589,000 Active 42 DOM
9. 2026-06-08
   days on market $589,000 Active 41 DOM
10. 2026-06-07
    days on market $589,000 Active 40 DOM
11. 2026-06-05
    days on market $589,000 Active 37 DOM
12. 2026-06-03
    days on market $589,000 Active 36 DOM
13. 2026-06-02
    days on market $589,000 Active 35 DOM
14. 2026-06-01
    days on market $589,000 Active 34 DOM
15. 2026-05-31
    days on market $589,000 Active 33 DOM
16. 2026-04-29
    listed $589,000 Active 816-char remark
17. 2026-04-24
    historical $589,000 816-char remark
18. 2016-08-23
    soldstatus $318,000
19. 2000-05-15
    soldstatus $118,500
20. 1996-11-12
    soldstatus
21. 1996-11-05
    soldstatus $67,500
22. 1995-12-18
    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: $5,813 · $484/mo
• Projected year-2 tax: $5,813 · $484/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,300
• − Mortgage interest: −$32,993
• − Property taxes: −$5,813
• − Insurance: −$3,612
• − Repairs & maintenance: −$5,304
• − Management: −$5,304
• − Depreciation: −$17,135
• Taxable loss: −$3,860
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $6,813/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

Amenities D- Commute D- Cost of living B Crime C+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+772.6% since first listed

7 events — show timeline

• 2026-04-29 Listed $589,000 MARIS as Distributed by MLS Grid
• 2026-04-24 Coming Soon $589,000 MARIS as Distributed by MLS Grid
• 2016-08-23 Sold (Public Records) $318,000 Public Records
• 2000-05-15 Sold (Public Records) $118,500 Public Records
• 1996-11-12 Sold (Public Records) — Public Records
• 1996-11-05 Sold (Public Records) $67,500 Public Records
• 1995-12-18 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2022): $5,813 · +1.4% YoY. Source: county tax records.