4939 Eichelberger St · St. Louis, MO 63109

$330,000

None bd · 4.0 ba · 3,480 sqft · MultiFamily public records · 267 Days on market

Built 1928 4,791 sqft lot $95/sqft · 13% below area Est $359k · 8% 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 +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Discover a well maintained and updated four-unit building in the vibrant Southampton neighborhood. Each spacious, three-room shotgun-style unit offers large approximately 850 sq. ft., blending charming architectural details with modern upgrades. Recent renovations include a new roof, updated electric panels, PVC stacks, two brand-new high-efficiency boilers for the second floor, and two newer gas forced air furnaces for the first floor, ensuring comfort and energy savings. If you are looking for a value-add opportunity look no farther. 2nd floor unit recently painted, new kitchen and bath flooring, hardwood flooring has a new clean finish. Vacant units with moderate cosmetic updates can achieve $800-$850 rents.

Key facts

• Four-unit building
• Pvc stacks
• New roof

Tags

• FOUR-UNIT BUILDING
• SOUTHAMPTON NEIGHBORHOOD
• THREE-ROOM SHOTGUN-STYLE UNIT
• NEW ROOF
• UPDATED ELECTRIC PANELS
• PVC STACKS

What this means for you Summary

Snapshot

• This is a ?-bed/4.0-bath multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $330k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: Rents rising (+4.0%/yr); 150 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $5,208/mo this rent would consume 89% of the median local household income ($70k/yr) (locally 922% 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 + 4.0% rent growth), your $92k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $330k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $290,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.58% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.16%
• DSCR: 2.12
• GRM: 5.3

CMA / ARV

• ARV (median comp): $359,069
• List price: $330,000
• Delta: -8.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5537 Holly Hills Ave	0.57mi	8/4.0	3,456 (-1%)	13mo	$699,000	$202	61
4877 Goethe Ave	0.18mi	4/4.0	3,196 (-8%)	21mo	$315,000	$99	61
5401 Walsh St	0.28mi	16/16.0	3,332 (-4%)	6mo	$409,900	$123	55
6273 Printz Ave	0.59mi	3/3.0	3,362 (-3%)	14mo	$225,000	$67	51
5866 Christy Blvd	0.44mi	4/4.0	2,992 (-14%)	15mo	$310,000	$104	44
5322 Lansdowne Ave	0.50mi	4/2.0	3,094 (-11%)	11mo	$355,000	$115	41
4908 Devonshire Ave	0.42mi	8/4.0	3,944 (+13%)	22mo	$599,900	$152	40
4258 Schiller Pl	0.68mi	2/2.0	3,168 (-9%)	19mo	$70,000	$22	29
5600 Morganford Rd	0.71mi	2/1.0	3,120 (-10%)	23mo	$299,000	$96	18

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.81×
• Total profit: $75,114
• Equity at exit: $49,204

10-year hold

• IRR: 28.7%
• Equity multiple: 3.66×
• Total profit: $246,056
• Equity at exit: $28,532

Cash invested: $92,400 (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 63109

• Rents YoY: 4.0%
• Active inventory: 150
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $5,208 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$309 /mo · $3,708/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,094
• Net cashflow: $1,937

Break-even live

Break-even rent $2,756

Max offer price $330,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$5,208
Total (4 units)			$5,208

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5042 Pernod Ave Saint Louis, MO	1.0	1.0	2870	$900	$0.31	43d	1	0.97mi
5812 Sunshine Dr Saint Louis, MO	2.0	1.0	3400	$1,125	$0.33	43d	1	1.13mi

Listing history 20 events

1. 2026-06-15
   days on market $330,000 Active 267 DOM
2. 2026-06-13
   days on market $330,000 Active 265 DOM
3. 2026-06-09
   days on market $330,000 Active 261 DOM
4. 2026-06-08
   days on market $330,000 Active 260 DOM
5. 2026-06-08
   days on market $330,000 Active 259 DOM
6. 2026-06-05
   days on market $330,000 Active 256 DOM
7. 2026-06-03
   days on market $330,000 Active 255 DOM
8. 2026-06-02
   days on market $330,000 Active 254 DOM
9. 2026-06-01
   days on market $330,000 Active 253 DOM
10. 2026-06-01
    days on market $330,000 Active 252 DOM
11. 2026-02-27
    price $330,000 721-char remark

    Show marketing remark (721 chars)

    Discover a well maintained and updated four-unit building in the vibrant Southampton neighborhood. Each spacious, three-room shotgun-style unit offers large approximately 850 sq. ft., blending charming architectural details with modern upgrades. Recent renovations include a new roof, updated electric panels, PVC stacks, two brand-new high-efficiency boilers for the second floor, and two newer gas forced air furnaces for the first floor, ensuring comfort and energy savings. If you are looking for a value-add opportunity look no farther. 2nd floor unit recently painted, new kitchen and bath flooring, hardwood flooring has a new clean finish. Vacant units with moderate cosmetic updates can achieve $800-$850 rents.

12. 2026-01-12
    status Active 721-char remark

    Show marketing remark (721 chars)

    Discover a well maintained and updated four-unit building in the vibrant Southampton neighborhood. Each spacious, three-room shotgun-style unit offers large approximately 850 sq. ft., blending charming architectural details with modern upgrades. Recent renovations include a new roof, updated electric panels, PVC stacks, two brand-new high-efficiency boilers for the second floor, and two newer gas forced air furnaces for the first floor, ensuring comfort and energy savings. If you are looking for a value-add opportunity look no farther. 2nd floor unit recently painted, new kitchen and bath flooring, hardwood flooring has a new clean finish. Vacant units with moderate cosmetic updates can achieve $800-$850 rents.

13. 2025-09-22
    historical $725
14. 2025-09-03
    listed $355,000 Active 721-char remark

    Show marketing remark (721 chars)

    Discover a well maintained and updated four-unit building in the vibrant Southampton neighborhood. Each spacious, three-room shotgun-style unit offers large approximately 850 sq. ft., blending charming architectural details with modern upgrades. Recent renovations include a new roof, updated electric panels, PVC stacks, two brand-new high-efficiency boilers for the second floor, and two newer gas forced air furnaces for the first floor, ensuring comfort and energy savings. If you are looking for a value-add opportunity look no farther. 2nd floor unit recently painted, new kitchen and bath flooring, hardwood flooring has a new clean finish. Vacant units with moderate cosmetic updates can achieve $800-$850 rents.

15. 2025-07-26
    price $725
16. 2024-12-31
    listed $795
17. 2003-10-28
    soldstatus
18. 2003-06-13
    soldstatus $150,000
19. 1998-04-14
    soldstatus
20. 1998-04-08
    soldstatus

ⓘ 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: $3,708 · $309/mo
• Projected year-2 tax: $3,708 · $309/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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: $62,496
• − Mortgage interest: −$18,485
• − Property taxes: −$3,708
• − Insurance: −$1,650
• − Repairs & maintenance: −$5,000
• − Management: −$5,000
• − Depreciation: −$9,600
• Taxable income: $19,054
• Est. tax owed @ 24.0%: −$4,573
• After-tax cash flow: $18,675/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): 25,236
• Household income: $69,938
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 922.0

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 White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 3% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -215.58%
• Current HPI: 250.5412
• Rent YoY: ▲ 3.98%
• 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

+120.0% since first listed

10 events — show timeline

• 2026-02-27 Price Changed $330,000 MARIS as Distributed by MLS Grid
• 2026-01-12 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-22 Rental Removed $725 APPFOLIO
• 2025-09-03 Listed $355,000 MARIS as Distributed by MLS Grid
• 2025-07-26 Price Changed $725 APPFOLIO
• 2024-12-31 Listed for Rent $795 APPFOLIO
• 2003-10-28 Sold (Public Records) — Public Records
• 2003-06-13 Sold (Public Records) $150,000 Public Records
• 1998-04-14 Sold (Public Records) — Public Records
• 1998-04-08 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2023): $3,708 · +9.5% YoY. Source: county tax records.