4627 Moraine Ave · St. Louis, MO 63115

$85,000

4 bd · 2.0 ba · 2,640 sqft · MultiFamily public records · 3 Days on market

Built 1926 5,000 sqft lot

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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 +3.3/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Two Family all brick property located in quiet pocket of the city. First floor has foyer entry; large living room with beautiful stain-glass window; 1 large dining room; master bedroom; small bedroom; 1 bathroom. Second floor features a living room with original stain glass window; large dining room ( includes food serving/storage room); large eat in kitchen; 1master bedroom; 1small bedroom ; 1 bathroom; screened off back porch from kitchen. Basement features spacious areas for each floor; 2 newly installed furnaces; 2 newly installed water heaters; 2 newly installed gas meters; Near YMCA at O'Fallon Park. Profitable opportunity to expand your portfolio!Property to be sold as is!Use Special Sale contract!

Key facts

• Vacant duplex
• Newer hvac system
• 5,000 sq ft lot

Tags

• VACANT DUPLEX
• ORIGINAL HARDWOOD FLOORS
• SOLID BRICK CONSTRUCTION
• NEWER HVAC SYSTEM
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Approximately 2,640 above-grade living area (public records); Lot approximately 0.1148 acres; Property listed by Coldwell Banker Realty - Gundaker
• Financial info: No second mortgage indicated

Exterior

• Home design: Residential income property (2–4 units); Two-unit building
• Construction: Brick and wood siding construction
• Exterior features: Located in the Penrose neighborhood

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two-bedroom unit (Unit 1); Three-bedroom unit (Unit 2)
• Bathrooms: One bathroom in the two-bedroom unit; One bathroom in the three-bedroom unit
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Range; Refrigerator; Full basement with 8+ ft poured concrete

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $519/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 21.0% 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.
• Zoned schools: Hickey Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 273 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 99 active listings in the ZIP; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $1,961/mo this rent would consume 77% of the median local household income ($31k/yr) (locally 1655% 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 $588 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 1926 — 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 $85,000

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 1926 — 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: 2.31% ✓
• Cap rate: 20.95%
• Cash-on-cash: 52.35%
• DSCR: 3.33
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $50,160
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4582 Clarence Ave	0.26mi	4/2.0	2,752 (+4%)	4mo	$50,000	$18	78
4210 Holly Ave	0.49mi	4/2.0	2,528 (-4%)	1mo	$37,000	$15	69
4418 Athlone Ave	0.39mi	5/2.0 (+1)	2,686 (+2%)	16mo	$52,000	$19	61
4237 Holly Ave	0.43mi	4/2.0	2,332 (-12%)	7mo	$156,900	$67	55
2138 E Fair Ave	0.60mi	4/2.0	2,706 (+2%)	20mo	$44,800	$17	51
4511 Red Bud Ave	0.41mi	5/3.0 (+1)	2,388 (-10%)	12mo	$220,000	$92	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.3%
• Equity multiple: 3.20×
• Total profit: $52,335
• Equity at exit: $12,674

10-year hold

• IRR: 55.7%
• Equity multiple: 6.49×
• Total profit: $130,649
• Equity at exit: $7,349

Cash invested: $23,800 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 99
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,961 high
• Mortgage (P&I): −$446
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $1,038

Break-even live

Break-even rent $647

Max offer price $85,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,086	-5% $1,062	+0% $1,038	+5% $1,014	+10% $990
Rent	-10% $883	-5% $961	+0% $1,038	+5% $1,116	+10% $1,193
Rate	-1.0pp $1,081	-0.5pp $1,060	base $1,038	+0.5pp $1,016	+1.0pp $994

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,962
Total (2 units)			$1,961

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-26
   listed $85,000 Active
2. 2026-02-27
   soldstatus Closed 718-char remark

   Show marketing remark (718 chars)

   Two Family all brick property located in quiet pocket of the city. First floor has foyer entry; large living room with beautiful stain-glass window; 1 large dining room; master bedroom; small bedroom; 1 bathroom. Second floor features a living room with original stain glass window; large dining room ( includes food serving/storage room); large eat in kitchen; 1master bedroom; 1small bedroom ; 1 bathroom; screened off back porch from kitchen. Basement features spacious areas for each floor; 2 newly installed furnaces; 2 newly installed water heaters; 2 newly installed gas meters; Near YMCA at O'Fallon Park. Profitable opportunity to expand your portfolio!Property to be sold as is!Use Special Sale contract!

3. 2026-01-24
   historical Active Under Contract 718-char remark

   Show marketing remark (718 chars)

   Two Family all brick property located in quiet pocket of the city. First floor has foyer entry; large living room with beautiful stain-glass window; 1 large dining room; master bedroom; small bedroom; 1 bathroom. Second floor features a living room with original stain glass window; large dining room ( includes food serving/storage room); large eat in kitchen; 1master bedroom; 1small bedroom ; 1 bathroom; screened off back porch from kitchen. Basement features spacious areas for each floor; 2 newly installed furnaces; 2 newly installed water heaters; 2 newly installed gas meters; Near YMCA at O'Fallon Park. Profitable opportunity to expand your portfolio!Property to be sold as is!Use Special Sale contract!

4. 2026-01-15
   price $65,000 718-char remark

   Show marketing remark (718 chars)

   Two Family all brick property located in quiet pocket of the city. First floor has foyer entry; large living room with beautiful stain-glass window; 1 large dining room; master bedroom; small bedroom; 1 bathroom. Second floor features a living room with original stain glass window; large dining room ( includes food serving/storage room); large eat in kitchen; 1master bedroom; 1small bedroom ; 1 bathroom; screened off back porch from kitchen. Basement features spacious areas for each floor; 2 newly installed furnaces; 2 newly installed water heaters; 2 newly installed gas meters; Near YMCA at O'Fallon Park. Profitable opportunity to expand your portfolio!Property to be sold as is!Use Special Sale contract!

5. 2026-01-14
   price $75,000 718-char remark

   Show marketing remark (718 chars)

   Two Family all brick property located in quiet pocket of the city. First floor has foyer entry; large living room with beautiful stain-glass window; 1 large dining room; master bedroom; small bedroom; 1 bathroom. Second floor features a living room with original stain glass window; large dining room ( includes food serving/storage room); large eat in kitchen; 1master bedroom; 1small bedroom ; 1 bathroom; screened off back porch from kitchen. Basement features spacious areas for each floor; 2 newly installed furnaces; 2 newly installed water heaters; 2 newly installed gas meters; Near YMCA at O'Fallon Park. Profitable opportunity to expand your portfolio!Property to be sold as is!Use Special Sale contract!

6. 2026-01-13
   status Active 718-char remark

   Show marketing remark (718 chars)

   Two Family all brick property located in quiet pocket of the city. First floor has foyer entry; large living room with beautiful stain-glass window; 1 large dining room; master bedroom; small bedroom; 1 bathroom. Second floor features a living room with original stain glass window; large dining room ( includes food serving/storage room); large eat in kitchen; 1master bedroom; 1small bedroom ; 1 bathroom; screened off back porch from kitchen. Basement features spacious areas for each floor; 2 newly installed furnaces; 2 newly installed water heaters; 2 newly installed gas meters; Near YMCA at O'Fallon Park. Profitable opportunity to expand your portfolio!Property to be sold as is!Use Special Sale contract!

7. 2026-01-13
   price $65,000 718-char remark

   Show marketing remark (718 chars)

   Two Family all brick property located in quiet pocket of the city. First floor has foyer entry; large living room with beautiful stain-glass window; 1 large dining room; master bedroom; small bedroom; 1 bathroom. Second floor features a living room with original stain glass window; large dining room ( includes food serving/storage room); large eat in kitchen; 1master bedroom; 1small bedroom ; 1 bathroom; screened off back porch from kitchen. Basement features spacious areas for each floor; 2 newly installed furnaces; 2 newly installed water heaters; 2 newly installed gas meters; Near YMCA at O'Fallon Park. Profitable opportunity to expand your portfolio!Property to be sold as is!Use Special Sale contract!

8. 2026-01-02
   historical Active Under Contract 718-char remark

   Show marketing remark (718 chars)

   Two Family all brick property located in quiet pocket of the city. First floor has foyer entry; large living room with beautiful stain-glass window; 1 large dining room; master bedroom; small bedroom; 1 bathroom. Second floor features a living room with original stain glass window; large dining room ( includes food serving/storage room); large eat in kitchen; 1master bedroom; 1small bedroom ; 1 bathroom; screened off back porch from kitchen. Basement features spacious areas for each floor; 2 newly installed furnaces; 2 newly installed water heaters; 2 newly installed gas meters; Near YMCA at O'Fallon Park. Profitable opportunity to expand your portfolio!Property to be sold as is!Use Special Sale contract!

9. 2025-12-16
   status Active 718-char remark

   Show marketing remark (718 chars)

   Two Family all brick property located in quiet pocket of the city. First floor has foyer entry; large living room with beautiful stain-glass window; 1 large dining room; master bedroom; small bedroom; 1 bathroom. Second floor features a living room with original stain glass window; large dining room ( includes food serving/storage room); large eat in kitchen; 1master bedroom; 1small bedroom ; 1 bathroom; screened off back porch from kitchen. Basement features spacious areas for each floor; 2 newly installed furnaces; 2 newly installed water heaters; 2 newly installed gas meters; Near YMCA at O'Fallon Park. Profitable opportunity to expand your portfolio!Property to be sold as is!Use Special Sale contract!

10. 2025-12-08
    historical Active Under Contract 718-char remark

    Show marketing remark (718 chars)

    Two Family all brick property located in quiet pocket of the city. First floor has foyer entry; large living room with beautiful stain-glass window; 1 large dining room; master bedroom; small bedroom; 1 bathroom. Second floor features a living room with original stain glass window; large dining room ( includes food serving/storage room); large eat in kitchen; 1master bedroom; 1small bedroom ; 1 bathroom; screened off back porch from kitchen. Basement features spacious areas for each floor; 2 newly installed furnaces; 2 newly installed water heaters; 2 newly installed gas meters; Near YMCA at O'Fallon Park. Profitable opportunity to expand your portfolio!Property to be sold as is!Use Special Sale contract!

11. 2025-12-03
    listed $75,000 Active 718-char remark

    Show marketing remark (718 chars)

    Two Family all brick property located in quiet pocket of the city. First floor has foyer entry; large living room with beautiful stain-glass window; 1 large dining room; master bedroom; small bedroom; 1 bathroom. Second floor features a living room with original stain glass window; large dining room ( includes food serving/storage room); large eat in kitchen; 1master bedroom; 1small bedroom ; 1 bathroom; screened off back porch from kitchen. Basement features spacious areas for each floor; 2 newly installed furnaces; 2 newly installed water heaters; 2 newly installed gas meters; Near YMCA at O'Fallon Park. Profitable opportunity to expand your portfolio!Property to be sold as is!Use Special Sale contract!

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$467/yr (+$39/mo · 130.6%)

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

Taxation est. · year 1

• Rental income: $23,532
• − Mortgage interest: −$4,761
• − Property taxes: −$358
• − Insurance: −$425
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$2,473
• Taxable income: $11,750
• Est. tax owed @ 24.0%: −$2,820
• After-tax cash flow: $9,639/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• 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

+13.3% since first listed

11 events — show timeline

• 2026-05-26 Listed $85,000 MARIS as Distributed by MLS Grid
• 2026-02-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-01-24 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-15 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2026-01-14 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2026-01-13 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-13 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2026-01-02 Contingent — MARIS as Distributed by MLS Grid
• 2025-12-16 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-08 Contingent — MARIS as Distributed by MLS Grid
• 2025-12-03 Listed $75,000 MARIS as Distributed by MLS Grid

Property tax history

-3.8%/yr

Latest (2023): $358 · -1.9% YoY. Source: county tax records.