4265 Botanical Ave · St. Louis, MO 63110

$325,000

4 bd · 2.0 ba · 1,716 sqft · MultiFamily public records · 2 Days on market

Built 1906 2,147 sqft lot $189/sqft · 7% below area Est $349k · 7% under ↓ 48% since listing

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +10.6/15.0
• DSCR +4.2/10.0
• Rent growth +4.1/5.0
• 1% rule +3.1/10.0
• 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: 2 units. confirmed

Listing remarks MLS

2-family flat is a must see! Fresh paint, nice, large kitchen. There is a nice fenced yard. All rooms are large. washer & dryer included. You will be 1 block from Tower Grove Park & about 1 block from the Botanical Gardens. This is a very convenient location! 4265 Botanical

Key facts

• Quiet cul-de-sac
• Historic character
• Central air

Tags

• QUIET CUL-DE-SAC
• EASY BIKE ROUTE ACCESS
• HISTORIC CHARACTER
• MAJOR MECHANICAL UPGRADES
• WATER AND SEWER LINES UPDATED
• CENTRAL AIR

Property features AI

Finance

• Other: Two-unit building (2 total units); Above-grade finished area approximately 1,716; No pool

Exterior

• Utilities: Public water; Sewer connected; Electricity connected (Ameren)
• Home design: Residential income property (2–4 units); Two levels; Neighborhood: Shaw
• Construction: Brick and stone construction; Stone foundation; Built with shingle roof not specified
• Exterior features: Covered front porch; Chain link and wood fencing

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing gas range; Refrigerator; Free-standing refrigerator
• Bedrooms: Two 1-bedroom units (each unit has 1 bedroom)
• Flooring: Ceramic tile; Wood
• Bathrooms: Each unit includes 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Insulated windows; Full unfinished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $41 ($494/yr) — positive. Per door: $21/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (19.2% below list).
• Recommended offer: $263k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.0% in St. Louis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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: Mason Elem. (math 22% / reading 37%, grade F, #813 of 1,115 statewide, top 75%, 389 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.2%/yr); 98 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 39% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,700 (19.2% below list)

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 1906 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (median comp): $348,709
• List price: $325,000
• Delta: -4.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4250 Wyoming St	0.71mi	4/4.0	1,528 (-11%)	7mo	$249,000	$163	35
2705 S Kingshighway Blvd	0.66mi	4/2.0	1,944 (+13%)	21mo	$275,000	$141	29

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 · 6.24% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.55×
• Total profit: $-41,293
• Equity at exit: $48,459

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $5,830
• Equity at exit: $28,100

Cash invested: $91,000 (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 63110

• Rents YoY: 6.2%
• Active inventory: 98
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $2,627 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $41

Break-even live

Break-even rent $2,575

Max offer price $325,000

Occupancy floor 93%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,626
Total (2 units)			$2,627

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4228 Cleveland Ave Unit 1031486P St. Louis, MO	4.0	1.0	1496	$1,868	$1.25	1d	1	0.14mi
2053 Alfred Ave St. Louis, MO	4.0	3.0	1768	$1,975	$1.12	43d	1	0.36mi
4609 Cleveland Ave St. Louis, MO	3.0	2.5	1400	$2,200	$1.57	21d	1	0.52mi
3925 Shenandoah Ave St. Louis, MO	3.0	1.0	1250	$1,500	$1.20	2d	1	0.54mi
4000 De Tonty St Unit 3W St. Louis, MO	3.0	1.0	1200	$1,630	$1.36	1d	1	0.67mi
3911 Shaw Blvd Saint Louis, MO	3.0	1.5	1432	$1,885	$1.32	4d	1	0.74mi
3802 Flad Ave St. Louis, MO	3.0	1.0	1350	$1,499	$1.11	7d	1	0.74mi
3850 De Tonty St Apt A St. Louis, MO	3.0	1.0	1200	$1,725	$1.44	21d	1	0.82mi
3850 De Tonty St Unit 3850A St. Louis, MO	3.0	1.0	1200	$1,695	$1.41	1d	1	0.82mi
3850 De Tonty St Unit 3852 St. Louis, MO	3.0	1.0	1200	$1,650	$1.38	21d	1	0.82mi
3850 De Tonty St Unit 3852A St. Louis, MO	3.0	1.0	1200	$1,695	$1.41	14d	1	0.82mi
3861 McRee Ave Unit 3865 St. Louis, MO	3.0	2.5	1556	$1,845	$1.19	17d	1	0.91mi
3640 Shaw Blvd Unit 2W St. Louis, MO	3.0	1.0	1200	$1,299	$1.08	11d	1	0.92mi
3628 Shaw Blvd Unit 1F St. Louis, MO	3.0	2.0	1350	$1,995	$1.48	7d	1	0.94mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	4d	1	0.97mi
3901 Folsom Ave Unit 3909 St. Louis, MO	3.0	2.0	1635	$1,845	$1.13	17d	1	0.99mi
3663 McRee Ave Saint Louis, MO	3.0	1.5	1714	$2,750	$1.60	17d	1	1.03mi
3628 Wyoming St Unit 2F St. Louis, MO	4.0	1.0	1700	$1,950	$1.15	43d	1	1.03mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	7d	1	1.22mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	43d	1	1.26mi
1129 S Kingshighway Blvd Saint Louis, MO	3.0	2.0	1287	$1,999	$1.55	17d	1	1.31mi
4041 Chouteau Ave St. Louis, MO	3.0	1.0–2.0	990	$3,298	$3.33	1d	39	1.37mi
4041 Chouteau Ave St. Louis, MO	3.0	1.0–2.0	990	$3,095	$3.12	14d	53	1.37mi
3411 Cherokee St St. Louis, MO	4.0	2.0	1568	$1,850	$1.18	43d	1	1.38mi

Listing history 18 events

1. 2026-06-18
   days on market $325,000 Active 2 DOM
2. 2026-06-16
   remarks 682-char remark
3. 2026-06-16
   pricedays on marketlisting id $325,000 Active 1 DOM
4. 2026-06-15
   days on market $334,000 Active 34 DOM
5. 2026-06-13
   days on market $334,000 Active 32 DOM
6. 2026-06-09
   days on market $334,000 Active 28 DOM
7. 2026-06-08
   days on market $334,000 Active 27 DOM
8. 2026-06-08
   days on market $334,000 Active 26 DOM
9. 2026-06-05
   days on market $334,000 Active 23 DOM
10. 2026-06-03
    days on market $334,000 Active 22 DOM
11. 2026-06-02
    days on market $334,000 Active 21 DOM
12. 2026-06-01
    days on market $334,000 Active 20 DOM
13. 2026-06-01
    days on market $334,000 Active 19 DOM
14. 2026-05-13
    price $334,000 286-char remark

    Show marketing remark (286 chars)

    2-family flat is a must see! Fresh paint, nice, large kitchen. There is a nice fenced yard. All rooms are large. washer & dryer included. You will be 1 block from Tower Grove Park & about 1 block from the Botanical Gardens. This is a very convenient location! 4265 Botanical

15. 2026-05-12
    listed $349,000 Active 286-char remark

    Show marketing remark (286 chars)

    2-family flat is a must see! Fresh paint, nice, large kitchen. There is a nice fenced yard. All rooms are large. washer & dryer included. You will be 1 block from Tower Grove Park & about 1 block from the Botanical Gardens. This is a very convenient location! 4265 Botanical

16. 2025-04-28
    historical
17. 2025-04-13
    price $625,000
18. 2025-03-08
    listed $630,000 Active

ⓘ 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: $2,333 · $194/mo
• Projected year-2 tax: $3,152 · $263/mo
• Expected delta: +$819/yr (+$68/mo · 35.1%)

ⓘ 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 6 d/yr ≥108°F today · 19 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: $31,524
• − Mortgage interest: −$18,205
• − Property taxes: −$2,333
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − Depreciation: −$9,455
• Taxable loss: −$5,138
• Est. tax savings @ 24.0%: +$1,233
• After-tax cash flow: $1,727/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): 17,645
• Household income: $81,655
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 921.0

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 White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 9% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -206.93%
• Current HPI: 342.2466
• Rent YoY: ▲ 6.24%
• 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

-48.4% since first listed

6 events — show timeline

• 2026-06-16 Listed $325,000 MARIS as Distributed by MLS Grid
• 2026-05-13 Price Changed $334,000 FSBO.com
• 2026-05-12 Listed $349,000 FSBO.com
• 2025-04-28 Delisted — MARIS as Distributed by MLS Grid
• 2025-04-13 Price Changed $625,000 MARIS as Distributed by MLS Grid
• 2025-03-08 Listed $630,000 MARIS as Distributed by MLS Grid

Property tax history

+12.8%/yr

Latest (2024): $2,333 · +5.1% YoY. Source: county tax records.