1401 E Prairie Ave · St. Louis, MO 63107

$295,000

16 bd · 4.0 ba · 3,450 sqft · MultiFamily public records · 74 Days on market

Built 1939 10,685 sqft lot $86/sqft · 502% above area ↓ 6% since listing

---

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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Back on market. Turnkey, fully renovated 4-family offering strong income potential and modern upgrades throughout. Each unit features a spacious 1-bedroom layout, ideal for both long-term tenants and mid-term furnished rentals. Improvements include newer HVAC systems, water heaters, updated kitchens and baths, granite countertops, stainless steel appliances, new flooring, and updated windows and doors. Select units are configured for furnished rentals, providing access to the high-demand mid-term market. Occupancy permits approved for all units, allowing for immediate rental use. Conveniently located near Barnes-Jewish Hospital, St. Louis University Hospital, and the VA Medical Center, attracting traveling nurses and medical professionals. Excellent opportunity for investors seeking a clean, income-producing asset with strong rental demand and long-term upside. Property sold as-is.

Key facts

• Water heaters
• Four year old roof
• Fully furnished

Tags

• BRAND NEW HVAC SYSTEMS
• WATER HEATERS
• APPROVED OCCUPANCY PERMITS
• FULLY FURNISHED
• FOUR YEAR OLD ROOF
• PRISTINE HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive. Per door: $231/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $277k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 58 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 (-1.8%/yr); year-one equity from $2k 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 (-1.8% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $277,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1939 — 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: 1.27% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.41%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (median comp): $49,000
• List price: $295,000
• Delta: 502.04%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4200 College Ave	0.72mi	16/16.0	3,412 (-1%)	0mo	$100,000	$29	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.32×
• Total profit: $26,762
• Equity at exit: $60,708

10-year hold

• IRR: 14.9%
• Equity multiple: 2.37×
• Total profit: $113,433
• Equity at exit: $55,175

Cash invested: $82,600 (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 63107

• Home prices YoY: -1.9%
• Active inventory: 58
• Price-to-rent: 26.2×

Monthly cashflow live

• Estimated rent: $3,749 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$787
• Net cashflow: $923

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,127	-5% $1,025	+0% $923	+5% $821	+10% $719
Rent	-10% $627	-5% $775	+0% $923	+5% $1,071	+10% $1,219
Rate	-1.0pp $1,072	-0.5pp $998	base $923	+0.5pp $847	+1.0pp $769

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,748
Total (4 units)			$3,749

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $295,000 Active 74 DOM
2. 2026-06-18
   days on market $295,000 Active 71 DOM
3. 2026-06-17
   days on market $295,000 Active 70 DOM
4. 2026-06-16
   days on market $295,000 Active 69 DOM
5. 2026-06-15
   pricedays on market $295,000 Active 68 DOM
6. 2026-06-13
   days on market $305,000 Active 66 DOM
7. 2026-06-09
   days on market $305,000 Active 62 DOM
8. 2026-06-08
   days on market $305,000 Active 61 DOM
9. 2026-06-08
   days on market $305,000 Active 60 DOM
10. 2026-06-05
    days on market $305,000 Active 57 DOM
11. 2026-06-03
    days on market $305,000 Active 56 DOM
12. 2026-06-02
    days on market $305,000 Active 55 DOM
13. 2026-06-01
    days on market $305,000 Active 54 DOM
14. 2026-05-31
    days on market $305,000 Active 53 DOM
15. 2026-05-03
    status Active 894-char remark

    Show marketing remark (894 chars)

    Back on market. Turnkey, fully renovated 4-family offering strong income potential and modern upgrades throughout. Each unit features a spacious 1-bedroom layout, ideal for both long-term tenants and mid-term furnished rentals. Improvements include newer HVAC systems, water heaters, updated kitchens and baths, granite countertops, stainless steel appliances, new flooring, and updated windows and doors. Select units are configured for furnished rentals, providing access to the high-demand mid-term market. Occupancy permits approved for all units, allowing for immediate rental use. Conveniently located near Barnes-Jewish Hospital, St. Louis University Hospital, and the VA Medical Center, attracting traveling nurses and medical professionals. Excellent opportunity for investors seeking a clean, income-producing asset with strong rental demand and long-term upside. Property sold as-is.

16. 2026-05-03
    price $305,000 894-char remark

    Show marketing remark (894 chars)

    Back on market. Turnkey, fully renovated 4-family offering strong income potential and modern upgrades throughout. Each unit features a spacious 1-bedroom layout, ideal for both long-term tenants and mid-term furnished rentals. Improvements include newer HVAC systems, water heaters, updated kitchens and baths, granite countertops, stainless steel appliances, new flooring, and updated windows and doors. Select units are configured for furnished rentals, providing access to the high-demand mid-term market. Occupancy permits approved for all units, allowing for immediate rental use. Conveniently located near Barnes-Jewish Hospital, St. Louis University Hospital, and the VA Medical Center, attracting traveling nurses and medical professionals. Excellent opportunity for investors seeking a clean, income-producing asset with strong rental demand and long-term upside. Property sold as-is.

17. 2026-04-14
    status Pending 894-char remark

    Show marketing remark (894 chars)

    Back on market. Turnkey, fully renovated 4-family offering strong income potential and modern upgrades throughout. Each unit features a spacious 1-bedroom layout, ideal for both long-term tenants and mid-term furnished rentals. Improvements include newer HVAC systems, water heaters, updated kitchens and baths, granite countertops, stainless steel appliances, new flooring, and updated windows and doors. Select units are configured for furnished rentals, providing access to the high-demand mid-term market. Occupancy permits approved for all units, allowing for immediate rental use. Conveniently located near Barnes-Jewish Hospital, St. Louis University Hospital, and the VA Medical Center, attracting traveling nurses and medical professionals. Excellent opportunity for investors seeking a clean, income-producing asset with strong rental demand and long-term upside. Property sold as-is.

18. 2026-03-20
    listed $325,000 Active 894-char remark

    Show marketing remark (894 chars)

    Back on market. Turnkey, fully renovated 4-family offering strong income potential and modern upgrades throughout. Each unit features a spacious 1-bedroom layout, ideal for both long-term tenants and mid-term furnished rentals. Improvements include newer HVAC systems, water heaters, updated kitchens and baths, granite countertops, stainless steel appliances, new flooring, and updated windows and doors. Select units are configured for furnished rentals, providing access to the high-demand mid-term market. Occupancy permits approved for all units, allowing for immediate rental use. Conveniently located near Barnes-Jewish Hospital, St. Louis University Hospital, and the VA Medical Center, attracting traveling nurses and medical professionals. Excellent opportunity for investors seeking a clean, income-producing asset with strong rental demand and long-term upside. Property sold as-is.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,988
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,599
• − Management: −$3,599
• − Depreciation: −$8,582
• Taxable income: $6,784
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $9,448/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
• City population: 283,259
• Population (ZIP): 9,082

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: Predominantly Black (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -1.75%
• Current HPI: 92.7423
• Rent YoY: —
• Metro: —
• 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

-6.2% since first listed

4 events — show timeline

• 2026-05-03 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-03 Price Changed $305,000 MARIS as Distributed by MLS Grid
• 2026-04-14 Pending — MARIS as Distributed by MLS Grid
• 2026-03-20 Listed $325,000 MARIS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2024): $395 · +4.8% YoY. Source: county tax records.