5860 Christy Blvd · St. Louis, MO 63116

$350,000

12 bd · 4.0 ba · 2,992 sqft · MultiFamily public records · 15 Days on market

Built 1939 7,135 sqft lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +3.2/5.0
• 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 MLS

Very nice property in a great location near Christy Park. One unit left vacant for investor or owner occupant. Vacant unit was just freshly painted. Long term tenants in the remaining 3 units. All units have central air and nice hardwood floors.

Key facts

• 7,135 sq ft lot
• Built 1939
• Listed 14 days

Property features AI

Exterior

• Parking: Additional off-street parking; alley access; parking pad
• Utilities: Public water; Electric service by Ameren
• Home design: Residential income property (2–4 units)
• Construction: Brick construction
• Exterior features: Additional parking with alley access and parking pad

Interior

• Bedrooms: Three separate 1-bedroom units
• Bathrooms: Each unit includes 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full concrete basement

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/3.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $310/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $345k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 C — 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: Woerner Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 362 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 255 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $279k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $344,750 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.18%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.21×
• Total profit: $20,529
• Equity at exit: $52,186

10-year hold

• IRR: 14.5%
• Equity multiple: 2.15×
• Total profit: $112,553
• 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.

Methodology + full state rankings →

ZIP-level market 63116

• Rents YoY: 2.6%
• Active inventory: 255
• Price-to-rent: 26.4×

Monthly cashflow live

• Estimated rent: $4,421 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$272 /mo · $3,258/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$928
• Net cashflow: $1,240

Break-even live

Break-even rent $2,852

Max offer price $350,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,438	-5% $1,339	+0% $1,240	+5% $1,141	+10% $1,042
Rent	-10% $891	-5% $1,065	+0% $1,240	+5% $1,414	+10% $1,589
Rate	-1.0pp $1,416	-0.5pp $1,329	base $1,240	+0.5pp $1,149	+1.0pp $1,057

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	3	$4,420
Total (4 units)			$4,421

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: —

Listing history 12 events

1. 2026-06-18
   days on market $350,000 Active 15 DOM
2. 2026-06-17
   days on market $350,000 Active 14 DOM
3. 2026-06-16
   days on market $350,000 Active 13 DOM
4. 2026-06-15
   days on market $350,000 Active 12 DOM
5. 2026-06-13
   days on market $350,000 Active 10 DOM
6. 2026-06-09
   days on market $350,000 Active 6 DOM
7. 2026-06-08
   days on market $350,000 Active 5 DOM
8. 2026-06-07
   days on market $350,000 Active 4 DOM
9. 2026-06-05
   statusdays on market $350,000 Active 1 DOM
10. 2026-06-03
    days on market $350,000 Coming Soon 2 DOM
11. 2026-06-02
    remarks 618-char remark
12. 2026-06-02
    listed $350,000 Coming Soon 1 DOM

ⓘ 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: $3,258 · $272/mo
• Projected year-2 tax: $3,395 · $283/mo
• Expected delta: +$137/yr (+$11/mo · 4.2%)

ⓘ 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: $53,052
• − Mortgage interest: −$19,605
• − Property taxes: −$3,258
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,244
• − Management: −$4,244
• − Depreciation: −$10,182
• Taxable income: $9,768
• Est. tax owed @ 24.0%: −$2,344
• After-tax cash flow: $12,533/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 2%

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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

+173.4% since first listed

18 events — show timeline

• 2026-06-02 Coming Soon $350,000 MARIS as Distributed by MLS Grid
• 2023-12-18 Sold (Public Records) $279,000 Public Records
• 2023-12-14 Pending — MARIS as Distributed by MLS Grid
• 2023-12-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-11-12 Contingent — MARIS as Distributed by MLS Grid
• 2023-10-30 Relisted — MARIS as Distributed by MLS Grid
• 2023-10-15 Contingent — MARIS as Distributed by MLS Grid
• 2023-10-05 Relisted — MARIS as Distributed by MLS Grid
• 2023-08-15 Pending — MARIS as Distributed by MLS Grid
• 2023-08-09 Contingent — MARIS as Distributed by MLS Grid
• 2023-08-07 Price Changed $299,000 MARIS as Distributed by MLS Grid
• 2023-07-10 Price Changed $325,000 MARIS as Distributed by MLS Grid
• 2023-06-24 Listed $350,000 MARIS as Distributed by MLS Grid
• 2013-12-16 Sold (Public Records) $153,000 Public Records
• 2013-12-11 Listed $164,900 MARIS as Distributed by MLS Grid
• 2013-12-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2009-02-13 Sold (Public Records) — Public Records
• 2003-05-06 Sold (Public Records) $128,000 Public Records

Property tax history

+5.3%/yr

Latest (2024): $3,258 · +5.1% YoY. Source: county tax records.