322 N Boyle Ave Unit 3S · St. Louis, MO 63108

$160,000

2 bd · 2.0 ba · 1,120 sqft · Condo · 45 Days on market

Built 1905 Good condition $143/sqft · 27% below area Est $218k · 27% under $362/mo HOA · 21% of rent ↓ 11% since listing

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Why this score? — see what drove the D 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 +9.6/30.0
• 1% rule +5.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• DSCR +2.7/10.0
• Livability +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 322 N Boyle Ave Unit #3S. This 3rd floor unit is a 2 bed 1 and a half bath apartment located in the heart of the Central West End. This home offers an open living area with large windows for the living room and dining room. The bedrooms are spacious with high ceilings. This unit has in unit laundry as well. This unit has a reserved parking space in the gated parking lot. The rear entry has a balcony with great views as well! The location is ideal as it is close to Saint Louis University, major hospitals, Forest Park, and Washington University. The Central West End is famous for its walkability, shops, restaurants and cafes. Come see it today! Location: Upper Level Fireplace is

Key facts

• $362 HOA
• Built 1905
• Listed 45 days

Property features AI

Finance

• Other: 16 units in the community
• Financial info: Lease considered
• HOA & community: HOA: Hawthorne; Monthly association fee ($362) covering water, sewer and trash; Association management

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas available
• Home design: Residential condominium; Attached property; Three or more levels
• Construction: Brick construction
• Exterior features: Back yard; Other lot features

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Electric oven; Refrigerator; Gas water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Open floorplan; Walk-in closet(s); Living room fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (9.9% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $144k (9.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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); 153 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 37% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent; built in 1905 — 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 $144,116 (9.9% 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 45 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1905 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.07% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 7.8

CMA / ARV

• ARV (median comp): $218,299
• List price: $160,000
• Delta: -26.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.1% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.27×
• Total profit: $-32,497
• Equity at exit: $23,857

10-year hold

• IRR: -13.5%
• Equity multiple: 0.21×
• Total profit: $-35,579
• Equity at exit: $13,834

Cash invested: $44,800 (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 63108

• Home prices YoY: -33.1%
• Rents YoY: 3.1%
• Active inventory: 153
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$362
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-110

Break-even live

Break-even rent $1,858

Max offer price $144,116

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-54	+0% $-110	+5% $-165	+10% $-220
Rent	-10% $-246	-5% $-178	+0% $-110	+5% $-42	+10% $26
Rate	-1.0pp $-29	-0.5pp $-69	base $-110	+0.5pp $-151	+1.0pp $-193

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4256 Maryland Ave Saint Louis, MO	3.0	2.0	1400	$1,900	$1.36	45d	1	0.01mi
4256 Maryland Ave Saint Louis, MO	3.0	2.0	1400	$1,800	$1.29	12d	1	0.01mi
322 N Boyle Ave Unit 3N St. Louis, MO	2.0	2.0	1115	$1,550	$1.39	45d	1	0.03mi
4322 Maryland Ave St. Louis, MO	2.0	1.5	1200	$1,799	$1.50	25d	1	0.04mi
4242 Lindell Blvd Apt 102 St. Louis, MO	1.0	1.0	740	$1,300	$1.76	25d	1	0.11mi
4242 Lindell Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	820	$1,625	$1.98	18d	4	0.11mi
4355 Maryland Ave Saint Louis, MO	2.0	1.0	701	$1,700	$2.43	4d	8	0.14mi
4362 McPherson Ave Saint Louis, MO	1.0	1.0	900	$1,095	$1.22	45d	1	0.18mi
4362 McPherson Ave Saint Louis, MO	2.0	1.5	1200	$1,500	$1.25	0d	1	0.18mi
4359 W Pine Blvd Saint Louis, MO	2.0	1.0	1100	$1,995	$1.81	19d	1	0.20mi
4390 McPherson Ave Saint Louis, MO	3.0	2.5	1500	$1,800	$1.20	0d	1	0.23mi
4394 McPherson Ave Saint Louis, MO	2.0	1.0	850	$1,175	$1.38	45d	1	0.24mi
4366 W Pine Blvd Unit B St. Louis, MO	2.0	1.5	1134	$1,850	$1.63	25d	1	0.25mi
4400 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1100	$2,398	$2.18	0d	16	0.26mi
4127 Westminster Pl St. Louis, MO	2.0	2.5	1216	$2,095	$1.72	9d	1	0.26mi
4127 Westminster Pl St. Louis, MO	2.0	2.5	1216	$2,095	$1.72	0d	1	0.26mi
4100 Lindell Blvd #302 St. Louis, MO	1.0	1.0	755	$1,225	$1.62	0d	1	0.26mi
4065 W Pine Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1075	$1,900	$1.77	45d	8	0.31mi
4140 Washington Blvd Saint Louis, MO	1.0–2.0	1.0–2.5	907	$2,035	$2.24	0d	1	0.34mi
4446 McPherson Ave Saint Louis, MO	2.0	1.5	1440	$2,100	$1.46	25d	1	0.36mi
4410 Laclede Ave Unit 4412-2F Laclede St. Louis, MO	2.0	1.0	1350	$1,695	$1.26	22d	1	0.39mi
4466 Greenwich Ct St. Louis, MO	2.0	1.0–2.0	750	$1,422	$1.90	4d	6	0.39mi
4466 W Pine Blvd Unit 7C Saint Louis, MO	2.0	2.0	1440	$1,850	$1.28	45d	1	0.40mi
368 N Taylor Ave Saint Louis, MO	1.0	1.0	575	$1,000	$1.74	0d	8	0.43mi
4497 Pershing Ave Saint Louis, MO	2.0	1.0	579	$1,399	$2.42	0d	6	0.43mi
4466 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1222	$2,495	$2.04	0d	7	0.44mi
377 N Taylor Ave St. Louis, MO	2.0	2.0	1209	$1,595	$1.32	16d	1	0.45mi
3960 W Pine Blvd Saint Louis, MO	2.0	1.0	850	$1,300	$1.53	45d	1	0.45mi
4515 Maryland Ave Saint Louis, MO	1.0	1.0	760	$1,265	$1.66	0d	5	0.46mi
4400 Delmar Blvd St. Louis, MO	3.0	1.0	1450	$1,600	$1.10	45d	1	0.47mi
3965 Laclede Ave Saint Louis, MO	1.0–2.0	1.0–2.0	872	$1,685	$1.93	4d	4	0.48mi
4100 Forest Park Ave Saint Louis, MO	2.0	2.0	1169	$2,250	$1.92	25d	1	0.51mi
4500 Olive St Unit D St. Louis, MO	2.0	2.0	1200	$1,725	$1.44	45d	1	0.51mi
3906 Lindell Blvd St. Louis, MO	2.0–3.0	1.0	1072	$1,375	$1.28	45d	10	0.52mi
3906 Lindell Blvd St. Louis, MO	2.0–3.0	1.0	1072	$1,299	$1.21	0d	15	0.52mi
4615 Lindell Blvd Saint Louis, MO	1.0–2.0	1.0–2.5	1251	$2,075	$1.66	9d	6	0.56mi
4616 Lindell Blvd Saint Louis, MO	1.0	1.0	617	$1,450	$2.35	9d	6	0.57mi
4567 W Pine Blvd Saint Louis, MO	2.0–3.0	2.0	1326	$2,575	$1.94	0d	6	0.60mi
4535 Forest Park Ave Saint Louis, MO	1.0–2.0	1.0–2.0	1042	$2,645	$2.54	0d	13	0.61mi
13 S Vandeventer Ave St. Louis, MO	2.0	2.0	972	$1,400	$1.44	5d	1	0.61mi

HOA detail condo

• Monthly dues: $362 · $4,344/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $160,000 Active 45 DOM
2. 2026-06-18
   days on market $160,000 Active 42 DOM
3. 2026-06-17
   days on market $160,000 Active 41 DOM
4. 2026-06-16
   days on market $160,000 Active 40 DOM
5. 2026-06-15
   days on market $160,000 Active 39 DOM
6. 2026-06-13
   days on market $160,000 Active 37 DOM
7. 2026-06-09
   days on market $160,000 Active 33 DOM
8. 2026-06-08
   days on market $160,000 Active 32 DOM
9. 2026-06-07
   pricedays on market $160,000 Active 31 DOM
10. 2026-06-05
    days on market $170,000 Active 28 DOM
11. 2026-06-03
    days on market $170,000 Active 27 DOM
12. 2026-06-02
    days on market $170,000 Active 26 DOM
13. 2026-06-01
    days on market $170,000 Active 25 DOM
14. 2026-05-31
    days on market $170,000 Active 24 DOM
15. 2026-05-18
    price $170,000 706-char remark
16. 2026-05-07
    listed $180,000 Active 706-char remark

ⓘ 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

Taxation est. · year 1

• Rental income: $20,627
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − HOA: −$4,344
• − Depreciation: −$4,655
• Taxable loss: −$3,834
• Est. tax savings @ 24.0%: +$920
• After-tax cash flow: $-397/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 · 30 photos

Good 80/100 Cosmetic rehab

This 3rd floor unit in the Central West End is in excellent condition with modern amenities and a prime location. It offers a spacious living area, in-unit laundry, and a reserved parking space. The property is move-in ready and would benefit from minor updates to enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Updating the kitchen backsplash — A new backsplash can add a modern touch and improve functionality.
• Both Upgrading the bathroom fixtures — Modern fixtures can enhance the bathroom's functionality and aesthetics.
• Both Adding a smart home system — Smart home technology can improve convenience and energy efficiency, attracting more buyers and renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the kitchen backsplash — A new backsplash can add a modern touch and improve functionality. ↑
• Both Upgrading the bathroom fixtures — Modern fixtures can enhance the bathroom's functionality and aesthetics. ↑
• Both Adding a smart home system — Smart home technology can improve convenience and energy efficiency, attracting more buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 21,336
• Household income: $55,147
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 2180.0

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 0.62)
• 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: —

Market trends

• HPI YoY: ▼ -111.22%
• Current HPI: 225.1081
• Rent YoY: ▲ 3.10%
• 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

-11.1% since first listed

3 events — show timeline

• 2026-06-05 Price Changed $160,000 MARIS as Distributed by MLS Grid
• 2026-05-18 Price Changed $170,000 MARIS as Distributed by MLS Grid
• 2026-05-07 Listed $180,000 MARIS as Distributed by MLS Grid