2641 Minnesota Ave · St. Louis, MO 63118

$339,000

None bd · 4.0 ba · 2,432 sqft · MultiFamily public records · 101 Days on market

Built 1922 4,900 sqft lot $139/sqft · at area comps Est $350k · at est.

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• 1% rule +7.0/10.0
• Rent growth +3.7/5.0
• 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

Owner Occupants & Investors welcome! Although all 4 units are occupied, the owner is willing to relocate a tenant if the buyer wants to live in the property. Also, the owner is installing brand new central air in all 4 units! Along with a new roof in 2022 and recent cosmetic updates this 4-family is primed to sell! Located in one of the best neighborhoods in South City, this multi-family will sell fast so call today!

Key facts

• Cosmetic updates
• Central air
• New roof

Tags

• CENTRAL AIR
• NEW ROOF
• COSMETIC UPDATES

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $339k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $274/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $308k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Market conditions: Rents rising fast (+4.9%/yr); 243 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $4,071/mo this rent would consume 85% of the median local household income ($58k/yr) (locally 1495% 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 $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 + 4.9% rent growth), your $95k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $125k; list at $339k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $308,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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 1922 — 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: 1.20% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $350,022
• List price: $339,000
• Delta: -3.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3521 Hartford St	0.53mi	3/2.0	2,448 (+1%)	3mo	$264,900	$108	64
3230 Nebraska Ave	0.63mi	—/—	2,392 (-2%)	6mo	$195,000	$82	63
2628 Arkansas Ave	0.35mi	4/2.0	2,254 (-7%)	2mo	$349,900	$155	62
3418 Hartford St	0.46mi	5/2.0	2,528 (+4%)	6mo	$319,999	$127	59
3161 Oregon Ave	0.51mi	4/—	2,706 (+11%)	2mo	$275,000	$102	55
3142 S Compton Ave	0.40mi	3/2.0	2,244 (-8%)	6mo	$157,500	$70	55
2632 Tennessee Ave	0.29mi	4/2.0	2,120 (-13%)	3mo	$310,000	$146	55
3668 Botanical Ave	0.63mi	5/2.0	2,226 (-8%)	2mo	$365,000	$164	47
2218 Missouri Ave	0.73mi	4/2.0	2,314 (-5%)	4mo	$339,000	$146	47
2309 S Jefferson Ave	0.53mi	3/3.0	2,788 (+15%)	2mo	$300,000	$108	45
3439 Utah St	0.73mi	5/2.0	2,642 (+9%)	2mo	$359,000	$136	42
3416 Utah St	0.74mi	4/2.0	2,700 (+11%)	1mo	$150,000	$56	39

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.24×
• Total profit: $22,615
• Equity at exit: $50,546

10-year hold

• IRR: 16.9%
• Equity multiple: 2.50×
• Total profit: $142,824
• Equity at exit: $29,311

Cash invested: $94,920 (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 63118

• Rents YoY: 4.9%
• Active inventory: 243
• Price-to-rent: 27.8×

Monthly cashflow live

• Estimated rent: $4,071 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$202 /mo · $2,426/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$855
• Net cashflow: $1,095

Break-even live

Break-even rent $2,685

Max offer price $339,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,287	-5% $1,191	+0% $1,095	+5% $999	+10% $903
Rent	-10% $773	-5% $934	+0% $1,095	+5% $1,256	+10% $1,417
Rate	-1.0pp $1,266	-0.5pp $1,181	base $1,095	+0.5pp $1,007	+1.0pp $918

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,072
Total (4 units)			$4,071

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 Minnesota Ave Saint Louis, MO	2.0	1.5	1664	$1,950	$1.17	5d	1	0.06mi
3228 Arsenal St Unit 1f St. Louis, MO	2.0	1.0	2702	$1,395	$0.52	25d	1	0.38mi
2267 Indiana Ave Saint Louis, MO	2.0	1.5	1900	$2,195	$1.16	4d	1	0.59mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	45d	1	0.67mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	20d	1	0.90mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	12d	1	0.90mi
2164 Lafayette Ave Saint Louis, MO	2.0	2.0	1618	$2,350	$1.45	15d	1	0.91mi
2035 Allen Ave Saint Louis, MO	2.0	2.0	2974	$1,625	$0.55	15d	1	0.92mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	17d	1	0.94mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	45d	1	1.00mi
3663 McRee Ave Saint Louis, MO	3.0	1.5	1714	$2,750	$1.60	19d	1	1.00mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	8d	1	1.08mi
2347 Park Ave Saint Louis, MO	3.0	3.5	1608	$2,150	$1.34	45d	1	1.09mi
1231 Allen Market Ln St. Louis, MO	3.0	2.5	3000	$1,995	$0.67	45d	1	1.17mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$1,788	$1.47	3d	15	1.17mi
1229-1231 Allen Market Ln Unit 1231 St. Louis, MO	3.0	3.0	3000	$1,995	$0.67	45d	1	1.17mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	5d	1	1.21mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	45d	1	1.21mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	8d	1	1.21mi
3901 Folsom Ave Unit 3909 St. Louis, MO	3.0	2.0	1635	$1,845	$1.13	19d	1	1.22mi
3653 S Grand Blvd Saint Louis, MO	1.0	1.0	2050	$1,350	$0.66	3d	4	1.24mi
2211 Menard St Unit B St. Louis, MO	3.0	1.5	2440	$2,200	$0.90	4d	1	1.28mi
2211 Menard St Unit A St. Louis, MO	3.0	1.5	2440	$2,200	$0.90	5d	1	1.28mi
2300 Lasalle St Saint Louis, MO	2.0	2.5	1900	$2,900	$1.53	19d	1	1.30mi
2406 S 10th St Saint Louis, MO	3.0	2.0	2000	$1,950	$0.97	25d	1	1.31mi
1003 Ann Ave St. Louis, MO	2.0	2.0	1785	$1,950	$1.09	19d	1	1.35mi
713 Barton St Unit 1031874P St. Louis, MO	3.0	2.0	1593	$3,856	$2.42	8d	1	1.40mi
919 Allen Ave Unit R Saint Louis, MO	3.0	1.5	1708	$2,100	$1.23	21d	1	1.42mi
900 Allen Ave Saint Louis, MO	3.0	2.0	1676	$2,399	$1.43	19d	1	1.45mi

Listing history 27 events

1. 2026-06-21
   days on market $339,000 Active 101 DOM
2. 2026-06-18
   days on market $339,000 Active 98 DOM
3. 2026-06-17
   days on market $339,000 Active 97 DOM
4. 2026-06-16
   days on market $339,000 Active 96 DOM
5. 2026-06-15
   days on market $339,000 Active 95 DOM
6. 2026-06-13
   days on market $339,000 Active 93 DOM
7. 2026-06-09
   days on market $339,000 Active 89 DOM
8. 2026-06-08
   days on market $339,000 Active 88 DOM
9. 2026-06-08
   days on market $339,000 Active 87 DOM
10. 2026-06-05
    days on market $339,000 Active 84 DOM
11. 2026-06-03
    days on market $339,000 Active 83 DOM
12. 2026-06-02
    days on market $339,000 Active 82 DOM
13. 2026-06-01
    days on market $339,000 Active 81 DOM
14. 2026-05-31
    days on market $339,000 Active 80 DOM
15. 2026-03-23
    price $339,000 424-char remark

    Show marketing remark (424 chars)

    Owner Occupants & Investors welcome! Although all 4 units are occupied, the owner is willing to relocate a tenant if the buyer wants to live in the property. Also, the owner is installing brand new central air in all 4 units! Along with a new roof in 2022 and recent cosmetic updates this 4-family is primed to sell! Located in one of the best neighborhoods in South City, this multi-family will sell fast so call today!

16. 2026-03-12
    listed $349,900 Active 424-char remark

    Show marketing remark (424 chars)

    Owner Occupants & Investors welcome! Although all 4 units are occupied, the owner is willing to relocate a tenant if the buyer wants to live in the property. Also, the owner is installing brand new central air in all 4 units! Along with a new roof in 2022 and recent cosmetic updates this 4-family is primed to sell! Located in one of the best neighborhoods in South City, this multi-family will sell fast so call today!

17. 2025-10-20
    listed $349,900 Active
18. 2025-03-29
    historical $725
19. 2024-11-13
    listed $725
20. 2024-11-02
    historical $725
21. 2024-09-20
    listed $725
22. 2010-09-28
    soldstatus $125,000
23. 2005-08-11
    soldstatus
24. 2004-01-07
    soldstatus $37,500
25. 2002-06-04
    soldstatus
26. 1990-11-13
    soldstatus
27. 1990-04-25
    soldstatus $43,000

ⓘ 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: $2,426 · $202/mo
• Projected year-2 tax: $3,288 · $274/mo
• Expected delta: +$862/yr (+$72/mo · 35.5%)

ⓘ 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 6/10 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: $48,852
• − Mortgage interest: −$18,989
• − Property taxes: −$2,426
• − Insurance: −$1,695
• − Repairs & maintenance: −$3,908
• − Management: −$3,908
• − Depreciation: −$9,862
• Taxable income: $8,063
• Est. tax owed @ 24.0%: −$1,935
• After-tax cash flow: $11,204/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+688.4% since first listed

13 events — show timeline

• 2026-03-23 Price Changed $339,000 MARIS as Distributed by MLS Grid
• 2026-03-12 Listed $349,900 MARIS as Distributed by MLS Grid
• 2025-10-20 Listed $349,900 MARIS as Distributed by MLS Grid
• 2025-03-29 Rental Removed $725 APPFOLIO
• 2024-11-13 Listed for Rent $725 APPFOLIO
• 2024-11-02 Rental Removed $725 APPFOLIO
• 2024-09-20 Listed for Rent $725 APPFOLIO
• 2010-09-28 Sold (Public Records) $125,000 Public Records
• 2005-08-11 Sold (Public Records) — Public Records
• 2004-01-07 Sold (Public Records) $37,500 Public Records
• 2002-06-04 Sold (Public Records) — Public Records
• 1990-11-13 Sold (Public Records) — Public Records
• 1990-04-25 Sold (Public Records) $43,000 Public Records

Property tax history

+8.2%/yr

Latest (2024): $2,426 · +5.1% YoY. Source: county tax records.