3742 California Ave · St. Louis, MO 63118

$85,000

12 bd · 6.0 ba · 3,693 sqft · Other public records · 99 Days on market

Built 1926 1,720 sqft lot $23/sqft · 67% below area Est $158k · 46% under ↓ 12% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3742 California Avenue, a mixed-use building located in the heart of Gravois Park. This property offers a flexible layout with three occupiable units, including a commercial storefront, a rear studio unit, and a three-bedroom residential unit on the second floor—functioning as a triplex. The building is fully vacant, providing a clear path for renovation and repositioning. Recent improvements include a new rubber roof, new six-inch gutters, five brand-new windows, along with select newer flooring and structural updates including new joists and framing. The property is in need of rehabilitation and presents a strong opportunity for an owner-occupant or investor seeking a mixed-use asset in a South City location with proximity to major corridors, public transit, and neighborhood amenities. A versatile building with multiple use options for the right buyer.

Key facts

• Rear studio unit
• Flexible layout
• Fully vacant

Tags

• FLEXIBLE LAYOUT
• COMMERCIAL STOREFRONT
• REAR STUDIO UNIT
• THREE-BEDROOM RESIDENTIAL UNIT
• FULLY VACANT
• NEW RUBBER ROOF

What this means for you Summary

Snapshot

• This is a 12-bed/6.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $855 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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 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 fast (+4.9%/yr); 240 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 38% of the median local income ($58k/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 $588 of loan paydown is wiped out by about $3k 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 + 4.9% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.14% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.09%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $158,432
• List price: $85,000
• Delta: -46.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 42.0%
• Equity multiple: 2.86×
• Total profit: $44,204
• Equity at exit: $12,674

10-year hold

• IRR: 49.1%
• Equity multiple: 6.20×
• Total profit: $123,709
• Equity at exit: $7,349

Cash invested: $23,800 (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 63118

• Rents YoY: 4.9%
• Active inventory: 240
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$101 /mo · $1,214/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $855

Break-even live

Break-even rent $737

Max offer price $85,000

Occupancy floor 48%

Sensitivity live

Price	-10% $903	-5% $879	+0% $855	+5% $831	+10% $806
Rent	-10% $711	-5% $783	+0% $855	+5% $926	+10% $998
Rate	-1.0pp $897	-0.5pp $876	base $855	+0.5pp $833	+1.0pp $810

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-05
   status $85,000 Pending 99 DOM
2. 2026-05-31
   days on market $85,000 Active 99 DOM
3. 2026-05-20
   price $85,000 883-char remark

   Show marketing remark (883 chars)

   Welcome to 3742 California Avenue, a mixed-use building located in the heart of Gravois Park. This property offers a flexible layout with three occupiable units, including a commercial storefront, a rear studio unit, and a three-bedroom residential unit on the second floor—functioning as a triplex. The building is fully vacant, providing a clear path for renovation and repositioning. Recent improvements include a new rubber roof, new six-inch gutters, five brand-new windows, along with select newer flooring and structural updates including new joists and framing. The property is in need of rehabilitation and presents a strong opportunity for an owner-occupant or investor seeking a mixed-use asset in a South City location with proximity to major corridors, public transit, and neighborhood amenities. A versatile building with multiple use options for the right buyer.

4. 2026-03-22
   status Active 883-char remark

   Show marketing remark (883 chars)

   Welcome to 3742 California Avenue, a mixed-use building located in the heart of Gravois Park. This property offers a flexible layout with three occupiable units, including a commercial storefront, a rear studio unit, and a three-bedroom residential unit on the second floor—functioning as a triplex. The building is fully vacant, providing a clear path for renovation and repositioning. Recent improvements include a new rubber roof, new six-inch gutters, five brand-new windows, along with select newer flooring and structural updates including new joists and framing. The property is in need of rehabilitation and presents a strong opportunity for an owner-occupant or investor seeking a mixed-use asset in a South City location with proximity to major corridors, public transit, and neighborhood amenities. A versatile building with multiple use options for the right buyer.

5. 2026-01-20
   status Pending 883-char remark

   Show marketing remark (883 chars)

   Welcome to 3742 California Avenue, a mixed-use building located in the heart of Gravois Park. This property offers a flexible layout with three occupiable units, including a commercial storefront, a rear studio unit, and a three-bedroom residential unit on the second floor—functioning as a triplex. The building is fully vacant, providing a clear path for renovation and repositioning. Recent improvements include a new rubber roof, new six-inch gutters, five brand-new windows, along with select newer flooring and structural updates including new joists and framing. The property is in need of rehabilitation and presents a strong opportunity for an owner-occupant or investor seeking a mixed-use asset in a South City location with proximity to major corridors, public transit, and neighborhood amenities. A versatile building with multiple use options for the right buyer.

6. 2025-12-22
   listed $97,000 Active 883-char remark

   Show marketing remark (883 chars)

   Welcome to 3742 California Avenue, a mixed-use building located in the heart of Gravois Park. This property offers a flexible layout with three occupiable units, including a commercial storefront, a rear studio unit, and a three-bedroom residential unit on the second floor—functioning as a triplex. The building is fully vacant, providing a clear path for renovation and repositioning. Recent improvements include a new rubber roof, new six-inch gutters, five brand-new windows, along with select newer flooring and structural updates including new joists and framing. The property is in need of rehabilitation and presents a strong opportunity for an owner-occupant or investor seeking a mixed-use asset in a South City location with proximity to major corridors, public transit, and neighborhood amenities. A versatile building with multiple use options for the right buyer.

ⓘ 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: $1,214 · $101/mo
• Projected year-2 tax: $1,214 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,827
• − Mortgage interest: −$4,761
• − Property taxes: −$1,214
• − Insurance: −$425
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$2,473
• Taxable income: $9,461
• Est. tax owed @ 24.0%: −$2,271
• After-tax cash flow: $7,984/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

-12.4% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2026-03-22 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-20 Pending — MARIS as Distributed by MLS Grid
• 2025-12-22 Listed $97,000 MARIS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2017): $1,214 · -1.1% YoY. Source: county tax records.