0 Mulberry Ln. (2816, 2820, 2824, 2828) · St. Charles, MO 63303

$810,000

12 bd · 4.0 ba · 864 sqft · MultiFamily · 158 Days on market

Built 1960 1.07 ac 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +5.2/10.0
• 1% rule +5.1/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 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 MLS

Discover an exceptional investment opportunity! This portfolio includes four properties which all of them are currently generating rental income. Two homes have recently been updated. Each ranch-style home features three bedrooms, one bathroom, a kitchen, and a welcoming living room, complemented by a full basement that provides additional storage space. Don’t miss out on this promising opportunity!

Key facts

• 1.07 acre lot
• Built 1960
• Listed 158 days

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $810k.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive. Per door: $212/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $810k).
• Recommended offer: $713k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.3% in St. Charles — 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.
• Francis Howell R-III (suburban): math 53% / reading 63% proficiency, ranked #11 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.3%/yr); 192 active listings in the ZIP; solid renter incomes; 2,021 units permitted in St. Charles County in 2024 (568 in 5+ unit buildings).
• At $8,158/mo this rent would consume 99% of the median local household income ($99k/yr) (locally 1026% 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 $6k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.
• St. Charles County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($713k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $712,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-74,958
• Equity at exit: $120,774

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $13,868
• Equity at exit: $70,034

Cash invested: $226,800 (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 63303

• Rents YoY: 3.3%
• Active inventory: 192
• Price-to-rent: 33.1×

Monthly cashflow live

• Estimated rent: $8,158 high
• Mortgage (P&I): −$4,248
• Tax est. 1.5%: −$1,012 /mo · $12,150/yr
• Insurance: −$338
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,713
• Net cashflow: $847

Break-even live

Break-even rent $7,086

Max offer price $810,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$8,160
Total (4 units)			$8,158

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: $202,500
• Closing costs: $24,300
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $810,000 Active 158 DOM
2. 2026-06-17
   days on market $810,000 Active 157 DOM
3. 2026-06-16
   days on market $810,000 Active 156 DOM
4. 2026-06-15
   days on market $810,000 Active 155 DOM
5. 2026-06-13
   days on market $810,000 Active 153 DOM
6. 2026-06-13
   days on market $810,000 Active 152 DOM
7. 2026-06-09
   days on market $810,000 Active 149 DOM
8. 2026-06-08
   days on market $810,000 Active 148 DOM
9. 2026-06-07
   days on market $810,000 Active 147 DOM
10. 2026-06-05
    days on market $810,000 Active 144 DOM
11. 2026-06-03
    days on market $810,000 Active 143 DOM
12. 2026-06-02
    days on market $810,000 Active 142 DOM
13. 2026-06-01
    days on market $810,000 Active 141 DOM
14. 2026-05-31
    days on market $810,000 Active 140 DOM
15. 2026-03-08
    status Active 408-char remark

    Show marketing remark (408 chars)

    Discover an exceptional investment opportunity! This portfolio includes four properties which all of them are currently generating rental income. Two homes have recently been updated. Each ranch-style home features three bedrooms, one bathroom, a kitchen, and a welcoming living room, complemented by a full basement that provides additional storage space. Don’t miss out on this promising opportunity!

16. 2026-01-09
    listed $810,000 Active 408-char remark

    Show marketing remark (408 chars)

    Discover an exceptional investment opportunity! This portfolio includes four properties which all of them are currently generating rental income. Two homes have recently been updated. Each ranch-style home features three bedrooms, one bathroom, a kitchen, and a welcoming living room, complemented by a full basement that provides additional storage space. Don’t miss out on this promising opportunity!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $97,896
• − Mortgage interest: −$45,373
• − Property taxes: −$12,150
• − Insurance: −$4,050
• − Repairs & maintenance: −$7,832
• − Management: −$7,832
• − Depreciation: −$23,564
• Taxable loss: −$2,904
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $10,862/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: Francis Howell R-III
• NCES district ID: 2928950
• Math proficiency: 53% ▼ -12.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $79,768
• Composite: 52.23/100
• National rank: #1602
• State rank: #11 of 324 in MO

Livability — St. Charles

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Saint Charles County · 399,703 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 46,089
• Household income: $99,138
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1026.0

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 437,857 people
• By 2030: 461,707 · +5.4%
• By 2040: 503,222 · +14.9%
• By 2050: 534,684 · +22.1%
• By 2075: 597,047 · +36.4%
• By 2100: 609,682 · +39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 6% Asian 6% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · St. Charles

• 2024 margin: R (+17.0) · D 40.8% · R 57.8% · Other 1.4%
• 2008→2024 swing: -7.2pp toward R · 2008: -9.7pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+17.5 2016: R+26.4 2012: R+21.0 2008: R+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.84%
• Current HPI: 224.7406
• Rent YoY: ▲ 3.27%
• 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

2 events — show timeline

• 2026-03-08 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-09 Listed $810,000 MARIS as Distributed by MLS Grid