1211 Clara Ave. Ave · St. Louis, MO 63112

$170,000

5 bd · 2.0 ba · 2,340 sqft · MultiFamily public records · 43 Days on market

Built 1908 2,975 sqft lot $73/sqft · 26% below area Est $231k · 26% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +3.1/5.0
• 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

This property is available via online auction, with the list price representing the minimum opening bid. Buyer's agents are welcome. An open house will be held on May 2, 2026, and scheduled showings are available on April 30, 2026, from 11:00 PM to 4:00 PM. All private viewings require 48-hour advance notice through the listing agent or auctioneer. Bidding concludes May 12, 2026, at 12:00 PM. The sale is strictly "as-is" with no contingencies for inspection, appraisal, or financing. Buyers are encouraged to conduct due diligence prior to the bidding deadline, per the 48-hour notice requirement above. Payment terms are cash or conventional financing. The seller reserves the right to accept a pre-auction offer, in which case the auction would be cancelled and all registered bidders notified promptly. Once active bidding begins, all offers must be submitted as bids. The total contract price will equal the final high bid plus a 3% buyer's premium — an additional fee paid by the buyer based on the final bid price. Detailed terms are available in the Real Estate Auction Bidder Guide in the supplements. This unique and versatile home, originally a duplex and converted into a single-family residence, offers two full living spaces—perfect for multi-generational living or large families needing room and privacy. Main Level Features: Formal living room Formal dining room 2 bedrooms Full kitchen Upper Level Features: Formal living room Formal dining room 3 bedrooms Full kitchen Some of recent Updates & Improvements: Roof replaced (2021) Bathroom floor – 2nd floor (2025) Bathroom floor – 1st floor (2026) Front foyer flooring (2026) 1st floor bathroom sink & countertop (2025) 1st floor bathroom wallpaper & wall tile (2025) 2nd floor wallpaper updated (2026) 2nd floor tub resurfaced (2025) 2nd floor bathroom granite countertop (2025) 2nd floor all new bathroom fixtures + toilet (2025) 2nd floor kitchen floor (2025) 2nd floor kitchen sink refresh (2026) 2nd floor new kitchen fixtures (2025) New blinds throughout home (2026)

Key facts

• 2,975 sq ft lot
• Built 1908
• Listed 42 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $990 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% 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 (+2.4%/yr); 121 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,521/mo this rent would consume 66% of the median local household income ($46k/yr) (locally 1457% 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 $5k 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 + 2.4% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.48% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.96%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (median comp): $231,193
• List price: $170,000
• Delta: -26.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5717 Page Blvd	0.18mi	5/2.0	2,352 (+0%)	12mo	$60,000	$26	81
953 Catalpa St	0.73mi	4/2.0 (-1)	2,350 (+0%)	2mo	$168,000	$71	59
5982 Minerva Ave	0.61mi	4/2.0 (-1)	2,024 (-14%)	23mo	$15,000	$7	25

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.71×
• Total profit: $33,908
• Equity at exit: $25,348

10-year hold

• IRR: 25.8%
• Equity multiple: 3.19×
• Total profit: $104,215
• Equity at exit: $14,698

Cash invested: $47,600 (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 63112

• Rents YoY: 2.4%
• Active inventory: 121
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $990

Break-even live

Break-even rent $1,268

Max offer price $170,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,086	-5% $1,038	+0% $990	+5% $942	+10% $894
Rent	-10% $791	-5% $891	+0% $990	+5% $1,090	+10% $1,189
Rate	-1.0pp $1,076	-0.5pp $1,033	base $990	+0.5pp $946	+1.0pp $901

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Parkland Pl Unit 1 St. Louis, MO	5.0	3.0	2830	$2,700	$0.95	25d	1	0.41mi
14 Parkland Pl Saint Louis, MO	5.0	3.0	2830	$2,500	$0.88	9d	1	0.41mi
14 Parkland Pl Saint Louis, MO	5.0	3.0	2830	$2,500	$0.88	25d	1	0.41mi
14 Parkland Pl Unit NA St. Louis, MO	5.0	3.0	2830	$2,700	$0.95	45d	1	0.41mi

Listing history 13 events

1. 2026-06-21
   days on market $170,000 Active 43 DOM
2. 2026-06-18
   days on market $170,000 Active 40 DOM
3. 2026-06-17
   days on market $170,000 Active 39 DOM
4. 2026-06-16
   days on market $170,000 Active 38 DOM
5. 2026-06-15
   days on market $170,000 Active 37 DOM
6. 2026-06-13
   days on market $170,000 Active 35 DOM
7. 2026-06-09
   days on market $170,000 Active 31 DOM
8. 2026-06-08
   days on market $170,000 Active 30 DOM
9. 2026-06-07
   days on market $170,000 Active 29 DOM
10. 2026-06-05
    remarks 693-char remark
11. 2026-06-05
    pricestatusdays on market $170,000 Active 26 DOM
12. 2026-04-18
    listed $103,000 Active 2098-char remark

    Show marketing remark (2098 chars)

    This property is available via online auction, with the list price representing the minimum opening bid. Buyer's agents are welcome. An open house will be held on May 2, 2026, and scheduled showings are available on April 30, 2026, from 11:00 PM to 4:00 PM. All private viewings require 48-hour advance notice through the listing agent or auctioneer. Bidding concludes May 12, 2026, at 12:00 PM. The sale is strictly "as-is" with no contingencies for inspection, appraisal, or financing. Buyers are encouraged to conduct due diligence prior to the bidding deadline, per the 48-hour notice requirement above. Payment terms are cash or conventional financing. The seller reserves the right to accept a pre-auction offer, in which case the auction would be cancelled and all registered bidders notified promptly. Once active bidding begins, all offers must be submitted as bids. The total contract price will equal the final high bid plus a 3% buyer's premium — an additional fee paid by the buyer based on the final bid price. Detailed terms are available in the Real Estate Auction Bidder Guide in the supplements. This unique and versatile home, originally a duplex and converted into a single-family residence, offers two full living spaces—perfect for multi-generational living or large families needing room and privacy. Main Level Features: Formal living room Formal dining room 2 bedrooms Full kitchen Upper Level Features: Formal living room Formal dining room 3 bedrooms Full kitchen Some of recent Updates & Improvements: Roof replaced (2021) Bathroom floor – 2nd floor (2025) Bathroom floor – 1st floor (2026) Front foyer flooring (2026) 1st floor bathroom sink & countertop (2025) 1st floor bathroom wallpaper & wall tile (2025) 2nd floor wallpaper updated (2026) 2nd floor tub resurfaced (2025) 2nd floor bathroom granite countertop (2025) 2nd floor all new bathroom fixtures + toilet (2025) 2nd floor kitchen floor (2025) 2nd floor kitchen sink refresh (2026) 2nd floor new kitchen fixtures (2025) New blinds throughout home (2026)

13. 2026-04-17
    historical $103,000 2098-char remark

    Show marketing remark (2098 chars)

    This property is available via online auction, with the list price representing the minimum opening bid. Buyer's agents are welcome. An open house will be held on May 2, 2026, and scheduled showings are available on April 30, 2026, from 11:00 PM to 4:00 PM. All private viewings require 48-hour advance notice through the listing agent or auctioneer. Bidding concludes May 12, 2026, at 12:00 PM. The sale is strictly "as-is" with no contingencies for inspection, appraisal, or financing. Buyers are encouraged to conduct due diligence prior to the bidding deadline, per the 48-hour notice requirement above. Payment terms are cash or conventional financing. The seller reserves the right to accept a pre-auction offer, in which case the auction would be cancelled and all registered bidders notified promptly. Once active bidding begins, all offers must be submitted as bids. The total contract price will equal the final high bid plus a 3% buyer's premium — an additional fee paid by the buyer based on the final bid price. Detailed terms are available in the Real Estate Auction Bidder Guide in the supplements. This unique and versatile home, originally a duplex and converted into a single-family residence, offers two full living spaces—perfect for multi-generational living or large families needing room and privacy. Main Level Features: Formal living room Formal dining room 2 bedrooms Full kitchen Upper Level Features: Formal living room Formal dining room 3 bedrooms Full kitchen Some of recent Updates & Improvements: Roof replaced (2021) Bathroom floor – 2nd floor (2025) Bathroom floor – 1st floor (2026) Front foyer flooring (2026) 1st floor bathroom sink & countertop (2025) 1st floor bathroom wallpaper & wall tile (2025) 2nd floor wallpaper updated (2026) 2nd floor tub resurfaced (2025) 2nd floor bathroom granite countertop (2025) 2nd floor all new bathroom fixtures + toilet (2025) 2nd floor kitchen floor (2025) 2nd floor kitchen sink refresh (2026) 2nd floor new kitchen fixtures (2025) New blinds throughout home (2026)

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$1,176/yr (+$98/mo · 248.4%)

ⓘ 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,257
• − Mortgage interest: −$9,523
• − Property taxes: −$473
• − Insurance: −$850
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − Depreciation: −$4,945
• Taxable income: $9,624
• Est. tax owed @ 24.0%: −$2,310
• After-tax cash flow: $9,572/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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 Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-18 Listed $103,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $103,000 MARIS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $473 · +4.8% YoY. Source: county tax records.