6015 Magnolia Ave · St. Louis, MO 63139

$575,000

12 bd · 4.0 ba · 4,032 sqft · MultiFamily public records · 2 Days on market

Built 1925 5,715 sqft lot

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +3.8/5.0
• 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

OPEN HOUSE SAT 6/20 12-2 pm! Looking for a place to put down roots while building wealth? This rare Clifton Heights 4-family offers the best of both worlds! Tucked into one of St. Louis' quietest and most beloved neighborhoods, you'll enjoy tree-lined streets and Clifton Heights Park just steps from your front door, all while remaining minutes from Hampton Ave. , I-44, The Hill, and some of the city's favorite local restaurants and attractions. Unlike the typical city four-family, each of the four spacious units features two private bedrooms, an open-concept kitchen with a dishwasher, gas stove, and built-in microwave, plus granite countertops overlooking a spacious living area. One unit is

Key facts

• Open concept kitchen
• Clifton heights park
• Granite countertops

Tags

• CLIFTON HEIGHTS PARK
• TREE LINED STREETS
• OPEN CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• FULLY REPOINTED BRICK
• TPO ROOF

Property features AI

Finance

• Other: Property type: Residential income, 2-4 units; Above grade living area reported as 4,032 (public records); Lot size about 0.1312 acres; Unit mix: multiple 2-bedroom / 1-bath units (unit counts reported across entries)
• Financial info: Seller may consider concessions; No existing subleases; Lease considered: No; No second mortgage indicated

Exterior

• Parking: Parking for 4 vehicles; Additional parking available; Common parking area; Concrete off-street parking pad
• Utilities: Public water; Sewer connected; Electricity connected (Ameren); Natural gas connected
• Home design: Residential income property (2–4 units); Updated/remodeled condition
• Construction: Brick construction; Flat membrane roof; Concrete perimeter foundation
• Exterior features: Back yard fencing; Chain link fence; Fenced yard

Interior

• Kitchen: Dishwasher; Microwave; Free-standing gas oven; Free-standing gas range; Refrigerator; Granite counters
• Basement: Has basement; 8 ft+ poured concrete; Concrete basement walls
• Bedrooms: Three 2-bedroom units (total unit count: 3 units listed; building also indicates 4 units of this type in one entry—property configured with multiple 2-bedroom units)
• Flooring: Hardwood; Laminate
• Bathrooms: Each 2-bedroom unit has 1 bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Granite counters; Open floorplan
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.5-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $412/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $575k).
• Cap rate 9.7% 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.
• 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 (+5.4%/yr); 137 active listings in the ZIP; solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $6,413/mo this rent would consume 102% of the median local household income ($76k/yr) (locally 653% 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 $4k of loan paydown is wiped out by about $17k 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 + 5.4% rent growth), your $161k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $83k; list at $575k implies a 593% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $575,000

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 1925 — 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: 1.12% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.39% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $27,419
• Equity at exit: $85,734

10-year hold

• IRR: 15.7%
• Equity multiple: 2.40×
• Total profit: $226,191
• Equity at exit: $49,715

Cash invested: $161,000 (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 63139

• Rents YoY: 5.4%
• Active inventory: 137
• Price-to-rent: 29.9×

Monthly cashflow live

• Estimated rent: $6,413 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$162 /mo · $1,943/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,347
• Net cashflow: $1,649

Break-even live

Break-even rent $4,325

Max offer price $575,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,975	-5% $1,812	+0% $1,649	+5% $1,487	+10% $1,324
Rent	-10% $1,143	-5% $1,396	+0% $1,649	+5% $1,903	+10% $2,156
Rate	-1.0pp $1,939	-0.5pp $1,796	base $1,649	+0.5pp $1,500	+1.0pp $1,349

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1.5	$6,412
Total (4 units)			$6,413

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $575,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $575,000 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: $1,943 · $162/mo
• Projected year-2 tax: $5,578 · $465/mo
• Expected delta: +$3,634/yr (+$303/mo · 187.0%)

ⓘ 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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,956
• − Mortgage interest: −$32,209
• − Property taxes: −$1,943
• − Insurance: −$2,875
• − Repairs & maintenance: −$6,156
• − Management: −$6,156
• − Depreciation: −$16,727
• Taxable income: $10,889
• Est. tax owed @ 24.0%: −$2,613
• After-tax cash flow: $17,179/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): 21,631
• Household income: $75,757
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 653.0

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 (70%)
• Race & ethnicity: White 70% Black 16% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -277.54%
• Current HPI: 256.7513
• Rent YoY: ▲ 5.39%
• 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

+592.8% since first listed

3 events — show timeline

• 2026-06-16 Listed $575,000 MARIS as Distributed by MLS Grid
• 2011-05-20 Sold (Public Records) $83,000 Public Records
• 2011-04-27 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2024): $1,943 · +5.1% YoY. Source: county tax records.