3730 Maffitt Ave · St. Louis, MO 63113

$239,900

8 bd · 4.0 ba · 4,928 sqft · MultiFamily public records · 190 Days on market

Built 1906 7,000 sqft lot $49/sqft · 310% above area

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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 +7.5/15.0
• Appreciation +3.9/10.0
• 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

Cash-flowing 4-family in St. Louis—perfect for investors looking for strong returns and minimal overhead. Located at 3730 Maffitt Ave, this property features 4 units, with 2 currently leased and generating $1,800/month in rental income. The other units offer immediate upside for increased NOI once occupied. The 2 vacant units are now available for a walkthrough Electric and water are separately metered and paid directly by the tenants, keeping operating expenses low and predictable. Property is being sold As-Is, presenting a great opportunity for investors to add value, stabilize rents, or simply plug into an already cash-flowing asset. Located close to major transportation routes and neighborhood amenities, this multifamily property is an ideal addition to any rental portfolio—whether you’re a seasoned investor or looking for your next buy-and-hold.

Key facts

• Separately metered
• 7,000 sq ft lot
• Built 1906

Tags

• SEPARATELY METERED
• MAJOR TRANSPORTATION ROUTES
• NEIGHBORHOOD AMENITIES

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $713/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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 (-2.1%/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 (-2.1% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1906 — 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 $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 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 1906 — 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: 2.38% ✓
• Cap rate: 20.57%
• Cash-on-cash: 50.98%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

• ARV (median comp): $58,507
• List price: $239,900
• Delta: 310.04%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.9%
• Equity multiple: 3.26×
• Total profit: $151,663
• Equity at exit: $45,016

10-year hold

• IRR: 54.5%
• Equity multiple: 6.57×
• Total profit: $374,154
• Equity at exit: $36,979

Cash invested: $67,172 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $5,711 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,199
• Net cashflow: $2,854

Break-even live

Break-even rent $2,099

Max offer price $239,900

Occupancy floor 45%

Sensitivity live

Price	-10% $3,020	-5% $2,937	+0% $2,854	+5% $2,771	+10% $2,688
Rent	-10% $2,403	-5% $2,628	+0% $2,854	+5% $3,079	+10% $3,305
Rate	-1.0pp $2,975	-0.5pp $2,915	base $2,854	+0.5pp $2,792	+1.0pp $2,728

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,712
Total (4 units)			$5,711

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $239,900 Active 190 DOM
2. 2026-06-18
   days on market $239,900 Active 187 DOM
3. 2026-06-17
   days on market $239,900 Active 186 DOM
4. 2026-06-16
   days on market $239,900 Active 185 DOM
5. 2026-06-15
   days on market $239,900 Active 184 DOM
6. 2026-06-13
   days on market $239,900 Active 182 DOM
7. 2026-06-09
   days on market $239,900 Active 178 DOM
8. 2026-06-08
   days on market $239,900 Active 177 DOM
9. 2026-06-08
   days on market $239,900 Active 176 DOM
10. 2026-06-05
    days on market $239,900 Active 173 DOM
11. 2026-06-03
    days on market $239,900 Active 172 DOM
12. 2026-06-02
    days on market $239,900 Active 171 DOM
13. 2026-06-01
    days on market $239,900 Active 170 DOM
14. 2026-05-31
    days on market $239,900 Active 169 DOM
15. 2025-12-13
    listed $239,900 Active 882-char remark

    Show marketing remark (882 chars)

    Cash-flowing 4-family in St. Louis—perfect for investors looking for strong returns and minimal overhead. Located at 3730 Maffitt Ave, this property features 4 units, with 2 currently leased and generating $1,800/month in rental income. The other units offer immediate upside for increased NOI once occupied. The 2 vacant units are now available for a walkthrough Electric and water are separately metered and paid directly by the tenants, keeping operating expenses low and predictable. Property is being sold As-Is, presenting a great opportunity for investors to add value, stabilize rents, or simply plug into an already cash-flowing asset. Located close to major transportation routes and neighborhood amenities, this multifamily property is an ideal addition to any rental portfolio—whether you’re a seasoned investor or looking for your next buy-and-hold.

16. 2004-09-07
    soldstatus
17. 1998-06-12
    soldstatus

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,532
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$5,483
• − Management: −$5,483
• − Depreciation: −$6,979
• Taxable income: $32,352
• Est. tax owed @ 24.0%: −$7,764
• After-tax cash flow: $26,481/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): 11,610

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 (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• 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

3 events — show timeline

• 2025-12-13 Listed $239,900 MARIS as Distributed by MLS Grid
• 2004-09-07 Sold (Public Records) — Public Records
• 1998-06-12 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2022): $450 · +0.1% YoY. Source: county tax records.