4629 Quincy St · St. Louis, MO 63116

$209,900

4 bd · 2.0 ba · 2,040 sqft · MultiFamily public records · 1 Days on market

Built 1924 6,098 sqft lot Est $235k · 11% under

---

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 +26.3/30.0
• ARV discount +12.2/15.0
• DSCR +8.9/10.0
• 1% rule +6.4/10.0
• Rent growth +3.2/5.0
• 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: 2 units. confirmed

Listing remarks

Wonderful opportunity to own this brick 2-Family in the Boulevard Heights neighborhood. Each one bedroom unit has over 1,000 square feet, with beautiful hardwood floors in the large living, dining and bedroom. There is also a decorative fireplace, stain glass windows, and an eat-in kitchen. The unfinished lower level is dry, clean and has washer/dryer hookups. It has a spacious backyard, patio, two car garage and parking pad. Great investment property, or a great opportunity to live in one unit and have someone rent the second unit. Property to be sold "as is".

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1924

Property features AI

Finance

• Financial info: No second mortgage indicated

Exterior

• Parking: Total parking for 3 vehicles; Detached garage with 2 garage spaces and garage door opener; 1 carport space; Off-street parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Single-phase electric
• Home design: Residential income property (2-4 units); Two units (multi-family); Above-grade living area 2,040
• Construction: Brick and stone construction; Flat roof
• Exterior features: Front porch; Patio; Privacy vinyl fencing; Lot approximately 0.14 acres

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Property contains 2 one-bedroom units
• Flooring: Hardwood floors
• Bathrooms: Each unit includes 1 bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Smoke detectors; Full unfinished basement with 8+ ft poured walls and walk-out access; Decorative fireplace in living room (2 fireplaces total)
• Laundry & utility: Laundry in basement with washer hookup and gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive. Per door: $271/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 9.4% 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: Buder Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 403 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 (+2.6%/yr); 255 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,385/mo this rent would consume 47% of the median local household income ($61k/yr) (locally 1923% 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 $1k of loan paydown is wiped out by about $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $209,900

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 1924 — 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: 1.14% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $234,600
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4615 Quincy St	0.03mi	4/4.0	2,024 (-1%)	6mo	$194,900	$96	84
6442 S Kingshighway Blvd	0.31mi	4/2.0	2,304 (+13%)	10mo	$209,000	$91	55
5503 Rhodes Ave	0.72mi	4/2.0	1,926 (-6%)	4mo	$315,000	$164	54
5404 Nagel Ave	0.50mi	4/2.0	1,784 (-12%)	6mo	$398,000	$223	50
5459 Holly Hills Ave	0.65mi	4/2.0	2,288 (+12%)	8mo	$299,000	$131	43
5600 S Kingshighway Blvd	0.75mi	4/2.0	2,268 (+11%)	5mo	$250,000	$110	43
4719 Primm St	0.38mi	3/2.0 (-1)	1,810 (-11%)	20mo	$199,900	$110	42
5923 S Kingshighway Blvd	0.53mi	4/2.0	2,300 (+13%)	20mo	$265,000	$115	38
4921 Finkman St	0.53mi	4/2.0	2,336 (+14%)	21mo	$325,000	$139	33

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-394
• Equity at exit: $31,297

10-year hold

• IRR: 9.1%
• Equity multiple: 1.69×
• Total profit: $40,331
• Equity at exit: $18,148

Cash invested: $58,772 (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 63116

• Rents YoY: 2.6%
• Active inventory: 255
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,385 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$153 /mo · $1,840/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $543

Break-even live

Break-even rent $1,698

Max offer price $209,900

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,384
Total (2 units)			$2,385

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5616 S Kingshighway Blvd Saint Louis, MO	3.0	2.0	1400	$1,830	$1.31	1d	1	0.70mi
5185 Goethe Ave Fl 1 St. Louis, MO	3.0	2.0	1858	$2,240	$1.21	43d	1	0.76mi
3857 Boulevard Heights Ct Saint Louis, MO	3.0	2.5	1697	$2,250	$1.33	1d	1	0.99mi

Listing history 3 events

1. 2026-06-17
   remarks 567-char remark
2. 2026-06-17
   status $209,900 Active 1 DOM
3. 2026-06-17
   listed $209,900 Coming Soon 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: $1,840 · $153/mo
• Projected year-2 tax: $2,036 · $170/mo
• Expected delta: +$196/yr (+$16/mo · 10.6%)

ⓘ 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 ≥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: $28,620
• − Mortgage interest: −$11,758
• − Property taxes: −$1,840
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$6,106
• Taxable income: $3,287
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $5,722/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 2%

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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

1 event — show timeline

• 2026-06-17 Coming Soon $209,900 MARIS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2023): $1,840 · +6.8% YoY. Source: county tax records.