4126 Minnesota Ave · St. Louis, MO 63118

$179,999

9 bd · 2.0 ba · 2,350 sqft · MultiFamily public records · 185 Days on market

Built 1927 3,841 sqft lot $77/sqft · at area comps Est $175k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.1/15.0
• 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: 3 units. confirmed

Listing remarks MLS

Perfect for your rental portfolio or a homeowner who wants to live on one side and rent out the other unit. Both units feature 2 bedrooms and 1 bathroom and a shared laundry room in the basement. 2 car parking pad located in the back of the property. Lower unit is occupied with a 6 month lease for $1,080 and the upper unit is vacant. Vacant unit is available to show. Please call Showing Time for the combo code.

Key facts

• Shared laundry room
• Occupied unit
• Parking pad

Tags

• SHARED LAUNDRY ROOM
• PARKING PAD
• OCCUPIED UNIT
• VACANT UNIT

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $543/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,411/mo this rent would consume 71% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $158,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.90% ✓
• Cap rate: 17.16%
• Cash-on-cash: 38.81%
• DSCR: 2.73
• GRM: 4.4

CMA / ARV

• ARV (median comp): $174,570
• List price: $179,999
• Delta: 3.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2920 Miami St	0.66mi	8/2.0 (-1)	2,346 (-0%)	20mo	$155,000	$66	47
3744 Michigan Ave	0.46mi	8/4.0 (-1)	2,160 (-8%)	8mo	$140,000	$65	46
3530 Michigan Ave	0.73mi	8/4.0 (-1)	2,406 (+2%)	5mo	$139,900	$58	45

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: 37.0%
• Equity multiple: 2.61×
• Total profit: $81,191
• Equity at exit: $26,838

10-year hold

• IRR: 44.5%
• Equity multiple: 5.61×
• Total profit: $232,318
• Equity at exit: $15,563

Cash invested: $50,400 (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: 13.2×

Monthly cashflow live

• Estimated rent: $3,411 high
• Mortgage (P&I): −$944
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $1,630

Break-even live

Break-even rent $1,348

Max offer price $179,999

Occupancy floor 47%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$3,411
Total (3 units)			$3,411

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $179,999 Active 185 DOM
2. 2026-06-17
   days on market $179,999 Active 184 DOM
3. 2026-06-16
   days on market $179,999 Active 183 DOM
4. 2026-06-15
   days on market $179,999 Active 182 DOM
5. 2026-06-13
   days on market $179,999 Active 180 DOM
6. 2026-06-09
   days on market $179,999 Active 176 DOM
7. 2026-06-08
   days on market $179,999 Active 175 DOM
8. 2026-06-08
   days on market $179,999 Active 174 DOM
9. 2026-06-05
   days on market $179,999 Active 171 DOM
10. 2026-06-03
    days on market $179,999 Active 170 DOM
11. 2026-06-02
    days on market $179,999 Active 169 DOM
12. 2026-06-01
    days on market $179,999 Active 168 DOM
13. 2026-05-31
    days on market $179,999 Active 167 DOM
14. 2026-05-18
    price $179,999 414-char remark

    Show marketing remark (414 chars)

    Perfect for your rental portfolio or a homeowner who wants to live on one side and rent out the other unit. Both units feature 2 bedrooms and 1 bathroom and a shared laundry room in the basement. 2 car parking pad located in the back of the property. Lower unit is occupied with a 6 month lease for $1,080 and the upper unit is vacant. Vacant unit is available to show. Please call Showing Time for the combo code.

15. 2026-03-11
    status Active 414-char remark

    Show marketing remark (414 chars)

    Perfect for your rental portfolio or a homeowner who wants to live on one side and rent out the other unit. Both units feature 2 bedrooms and 1 bathroom and a shared laundry room in the basement. 2 car parking pad located in the back of the property. Lower unit is occupied with a 6 month lease for $1,080 and the upper unit is vacant. Vacant unit is available to show. Please call Showing Time for the combo code.

16. 2026-02-12
    historical Active Under Contract 414-char remark

    Show marketing remark (414 chars)

    Perfect for your rental portfolio or a homeowner who wants to live on one side and rent out the other unit. Both units feature 2 bedrooms and 1 bathroom and a shared laundry room in the basement. 2 car parking pad located in the back of the property. Lower unit is occupied with a 6 month lease for $1,080 and the upper unit is vacant. Vacant unit is available to show. Please call Showing Time for the combo code.

17. 2025-12-15
    listed $199,999 Active 414-char remark

    Show marketing remark (414 chars)

    Perfect for your rental portfolio or a homeowner who wants to live on one side and rent out the other unit. Both units feature 2 bedrooms and 1 bathroom and a shared laundry room in the basement. 2 car parking pad located in the back of the property. Lower unit is occupied with a 6 month lease for $1,080 and the upper unit is vacant. Vacant unit is available to show. Please call Showing Time for the combo code.

18. 2021-03-02
    soldstatus $125,000
19. 2021-01-29
    soldstatus $100,000
20. 2019-12-18
    soldstatus Closed 848-char remark

    Show marketing remark (848 chars)

    Property is being sold SIGHT UNSEEN. No showings. Seller will make no repairs or provide any inspections or warranties. For faster response time submit Special Sales Contract with proof of funds or preapproval and copy of earnest money check payable to Listing agent Broker. Seller response may be a week or more but usually less, please allow for this in the contract acceptance date. Earnest money should be 3% or $1000 whichever is greater. Addendums and Escrow information will be issued with an accepted offer. Upon acceptance, addendums and cashier’s check or money order for earnest money, payable to sellers’ escrow company, must be delivered to listing agents office within 24 hours. If there are multiple offers, seller can accept or counter any offer they choose, regardless of the order received, presented or countered

21. 2019-11-25
    status Pending 848-char remark

    Show marketing remark (848 chars)

    Property is being sold SIGHT UNSEEN. No showings. Seller will make no repairs or provide any inspections or warranties. For faster response time submit Special Sales Contract with proof of funds or preapproval and copy of earnest money check payable to Listing agent Broker. Seller response may be a week or more but usually less, please allow for this in the contract acceptance date. Earnest money should be 3% or $1000 whichever is greater. Addendums and Escrow information will be issued with an accepted offer. Upon acceptance, addendums and cashier’s check or money order for earnest money, payable to sellers’ escrow company, must be delivered to listing agents office within 24 hours. If there are multiple offers, seller can accept or counter any offer they choose, regardless of the order received, presented or countered

22. 2019-10-16
    listed $21,780 Active 848-char remark

    Show marketing remark (848 chars)

    Property is being sold SIGHT UNSEEN. No showings. Seller will make no repairs or provide any inspections or warranties. For faster response time submit Special Sales Contract with proof of funds or preapproval and copy of earnest money check payable to Listing agent Broker. Seller response may be a week or more but usually less, please allow for this in the contract acceptance date. Earnest money should be 3% or $1000 whichever is greater. Addendums and Escrow information will be issued with an accepted offer. Upon acceptance, addendums and cashier’s check or money order for earnest money, payable to sellers’ escrow company, must be delivered to listing agents office within 24 hours. If there are multiple offers, seller can accept or counter any offer they choose, regardless of the order received, presented or countered

23. 1997-01-21
    soldstatus
24. 1996-07-10
    soldstatus
25. 1996-07-08
    soldstatus $32,000

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $1,746 · $145/mo
• Expected delta: +$1,196/yr (+$100/mo · 217.3%)

ⓘ 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: $40,932
• − Mortgage interest: −$10,083
• − Property taxes: −$550
• − Insurance: −$900
• − Repairs & maintenance: −$3,275
• − Management: −$3,275
• − Depreciation: −$5,236
• Taxable income: $17,613
• Est. tax owed @ 24.0%: −$4,227
• After-tax cash flow: $15,331/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

+462.5% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $179,999 MARIS as Distributed by MLS Grid
• 2026-03-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-12 Contingent — MARIS as Distributed by MLS Grid
• 2025-12-15 Listed $199,999 MARIS as Distributed by MLS Grid
• 2021-03-02 Sold (Public Records) $125,000 Public Records
• 2021-01-29 Sold (Public Records) $100,000 Public Records
• 2019-12-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-11-25 Pending — MARIS as Distributed by MLS Grid
• 2019-10-16 Listed $21,780 MARIS as Distributed by MLS Grid
• 1997-01-21 Sold (Public Records) — Public Records
• 1996-07-10 Sold (Public Records) — Public Records
• 1996-07-08 Sold (Public Records) $32,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $550 · +4.9% YoY. Source: county tax records.