1916 Arlington · St. Louis, MO 63112

$155,000

8 bd · 4.0 ba · 3,672 sqft · MultiFamily public records · 9 Days on market

Built 1904 Est $180k · 14% under

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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
• ARV discount +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• 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

Whether you're a first-time investor or looking to expand your portfolio, this income-producing property presents an excellent opportunity. The property at 1916 Arlington Ave, Saint Louis, MO 63112, St Louis City County, is a QUADRUPLEX built in 1904, featuring 4 baths, 10,050 square feet of lot size, and 2 stories. Priced to sell, this investment offers strong potential and long-term value. The property is being sold AS IS, making it an ideal option for investors seeking a competitively priced asset. Additionally, this home is one of several investment properties available from the same owner, creating a unique opportunity to purchase multiple properties as part of a larger portfolio. Cont

Key facts

• Built 1904
• Listed 9 days

Property features AI

Finance

• Other: Total units: 2 (1 unit currently leased); Address: 1916 Arlington, Saint Louis, MO 63112
• Financial info: No lease considered; No existing sublease; No second mortgage indicated
• HOA & community: Community contains 2 units

Exterior

• Home design: Residential income property (2-4 units); Apartment building with two levels
• Construction: Brick construction
• Exterior features: Located in the Old North St. Louis neighborhood

Interior

• Bedrooms: Two 2-bedroom units (total 2 units)
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Central air conditioning
• Interior features: Basement with concrete construction

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $716/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $155k).
• Cap rate 28.5% 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 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.
• Zoned schools: Sigel Elem. Comm. Ed. Ctr. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 219 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 118 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $4,778/mo this rent would consume 126% of the median local household income ($46k/yr) (locally 1457% 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 + 2.4% rent growth), your $43k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $155,000

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 1904 — 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: 3.08% ✓
• Cap rate: 28.47%
• Cash-on-cash: 79.22%
• DSCR: 4.52
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $179,928
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3316 Belt Ave	0.66mi	8/4.0	3,540 (-4%)	1mo	$175,000	$49	62
5130 Greer Ave	0.65mi	8/—	3,498 (-5%)	5mo	$25,000	$7	58
5135 Wabada Ave	0.36mi	8/4.0	3,894 (+6%)	22mo	$249,000	$64	55
5123 Greer Ave	0.68mi	8/—	3,498 (-5%)	7mo	$100,000	$29	54

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 78.7%
• Equity multiple: 4.56×
• Total profit: $154,412
• Equity at exit: $23,111

10-year hold

• IRR: 82.0%
• Equity multiple: 9.24×
• Total profit: $357,493
• Equity at exit: $13,402

Cash invested: $43,400 (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 63112

• Rents YoY: 2.4%
• Active inventory: 118
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $4,778 high
• Mortgage (P&I): −$813
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,003
• Net cashflow: $2,865

Break-even live

Break-even rent $1,151

Max offer price $155,000

Occupancy floor 35%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$4,776
Total (4 units)			$4,778

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $155,000 Active 9 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-17
   days on market $155,000 Active 8 DOM
4. 2026-06-16
   days on market $155,000 Active 7 DOM
5. 2026-06-15
   days on market $155,000 Active 6 DOM
6. 2026-06-13
   days on market $155,000 Active 4 DOM
7. 2026-06-10
   remarks 630-char remark
8. 2026-06-10
   listed $155,000 Active 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: $387 · $32/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$1,117/yr (+$93/mo · 288.5%)

ⓘ 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 ≥107°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,336
• − Mortgage interest: −$8,682
• − Property taxes: −$387
• − Insurance: −$775
• − Repairs & maintenance: −$4,587
• − Management: −$4,587
• − Depreciation: −$4,509
• Taxable income: $33,809
• Est. tax owed @ 24.0%: −$8,114
• After-tax cash flow: $26,265/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

+900.0% since first listed

24 events — show timeline

• 2026-06-09 Listed $155,000 MARIS as Distributed by MLS Grid
• 2026-01-31 Rental Removed $1,200 MARIS
• 2025-11-19 Price Changed $274,550 MARIS as Distributed by MLS Grid
• 2025-10-25 Listed for Rent $1,200 MARIS
• 2025-07-21 Listed $289,000 MARIS as Distributed by MLS Grid
• 2025-03-02 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-01 Delisted — MARIS as Distributed by MLS Grid
• 2024-11-01 Relisted — MARIS as Distributed by MLS Grid
• 2024-11-01 Delisted — MARIS as Distributed by MLS Grid
• 2024-09-02 Relisted — MARIS as Distributed by MLS Grid
• 2024-09-01 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-10 Relisted — MARIS as Distributed by MLS Grid
• 2024-06-08 Delisted — MARIS as Distributed by MLS Grid
• 2024-05-29 Price Changed $290,000 MARIS as Distributed by MLS Grid
• 2024-04-06 Listed $312,500 MARIS as Distributed by MLS Grid
• 2022-12-24 Rental Removed — RENT.
• 2022-04-13 Sold (Public Records) $185,000 Public Records
• 2022-03-10 Sold (Public Records) $145,000 Public Records
• 2022-03-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-01-22 Pending — MARIS as Distributed by MLS Grid
• 2022-01-19 Listed $145,000 MARIS as Distributed by MLS Grid
• 2013-09-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-08-15 Listed $15,500 MARIS as Distributed by MLS Grid
• 1996-08-19 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2023): $387 · -1.8% YoY. Source: county tax records.