7726 Minnesota Ave · St. Louis, MO 63111

$219,900

24 bd · 4.0 ba · 6,144 sqft · MultiFamily public records · 84 Days on market

Built 1890 6,851 sqft lot $36/sqft · 40% below area Est $367k · 40% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• 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 MLS

This spacious brick 4 family built in 1890 has solid bones and is framed for 4 large units, 2 1 bedroom units and 2 2+ bedroom units, you decide how you want to finish them! The large yard has a parking pad and a detached garage. Newer rear decks and stairs, some interior work completed.

Key facts

• 6,851 sq ft lot
• Garage
• Built 1890

What this means for you Summary

Snapshot

• This is a 2×1bd/1.0ba + 2×2bd/1.0ba units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $616/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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 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 (+3.3%/yr); 125 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $5,041/mo this rent would consume 129% of the median local household income ($47k/yr) (locally 1364% 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 $2k of loan paydown is wiped out by about $7k 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 + 3.3% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $220k implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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 1890 — 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: 2.29% ✓
• Cap rate: 19.73%
• Cash-on-cash: 48.00%
• DSCR: 3.14
• GRM: 3.6

CMA / ARV

• ARV (median comp): $367,420
• List price: $219,900
• Delta: -40.15%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.8%
• Equity multiple: 2.99×
• Total profit: $122,667
• Equity at exit: $32,788

10-year hold

• IRR: 51.7%
• Equity multiple: 6.11×
• Total profit: $314,762
• Equity at exit: $19,013

Cash invested: $61,572 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $5,041 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,059
• Net cashflow: $2,463

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 46%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,408
▸ 2× units	2	1	$2,634
Total (4 units)			$5,041

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-18
   days on market $219,900 Active 84 DOM
2. 2026-06-17
   days on market $219,900 Active 83 DOM
3. 2026-06-16
   days on market $219,900 Active 82 DOM
4. 2026-06-16
   price $219,900 Active 81 DOM
5. 2026-06-15
   days on market $229,900 Active 81 DOM
6. 2026-06-13
   days on market $229,900 Active 79 DOM
7. 2026-06-09
   days on market $229,900 Active 75 DOM
8. 2026-06-08
   days on market $229,900 Active 74 DOM
9. 2026-06-08
   days on market $229,900 Active 73 DOM
10. 2026-06-05
    days on market $229,900 Active 70 DOM
11. 2026-06-03
    days on market $229,900 Active 69 DOM
12. 2026-06-02
    days on market $229,900 Active 68 DOM
13. 2026-06-01
    days on market $229,900 Active 67 DOM
14. 2026-05-31
    days on market $229,900 Active 66 DOM
15. 2026-04-28
    price $229,900 288-char remark

    Show marketing remark (288 chars)

    This spacious brick 4 family built in 1890 has solid bones and is framed for 4 large units, 2 1 bedroom units and 2 2+ bedroom units, you decide how you want to finish them! The large yard has a parking pad and a detached garage. Newer rear decks and stairs, some interior work completed.

16. 2026-03-26
    listed $239,900 Active 288-char remark

    Show marketing remark (288 chars)

    This spacious brick 4 family built in 1890 has solid bones and is framed for 4 large units, 2 1 bedroom units and 2 2+ bedroom units, you decide how you want to finish them! The large yard has a parking pad and a detached garage. Newer rear decks and stairs, some interior work completed.

17. 2022-09-28
    soldstatus Closed 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

18. 2022-09-04
    historical Active Under Contract 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

19. 2022-06-02
    price $79,900 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

20. 2022-05-05
    price $85,000 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

21. 2022-04-16
    status Active 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

22. 2022-03-25
    historical Active Under Contract 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

23. 2022-03-25
    status Active 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

24. 2022-03-16
    historical Active Under Contract 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

25. 2022-02-22
    price $90,000 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

26. 2022-01-13
    status Active 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

27. 2022-01-13
    price $99,900 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

28. 2022-01-01
    historical Active Under Contract 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

29. 2022-01-01
    status Active 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

30. 2022-01-01
    historical 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

31. 2021-08-10
    listed $109,900 Active 287-char remark

    Show marketing remark (287 chars)

    ***ATTENTION INVESTORS ***GREAT PRICE***GREAT OPPORTUNITY *** Large 4 family With 3rd Floor & Over 6,000 sq ft With Detached 2 Car Garage. Owner has cleaned out the building, Added New Water TAP Is Completed, Added Two New Electric Services and Gas Line. **Bring A Flash Light**

32. 2020-12-17
    soldstatus $49,900
33. 2020-10-26
    soldstatus Closed
34. 2020-10-11
    historical Active Under Contract
35. 2020-09-10
    price $49,900
36. 2020-08-06
    listed $74,900 Active
37. 2019-09-24
    price $49,900
38. 2018-04-19
    soldstatus $39,900
39. 2018-04-16
    soldstatus Closed
40. 2018-03-30
    status Pending
41. 2018-03-28
    listed $39,900 Active
42. 2018-03-27
    historical $39,900
43. 2016-02-26
    price $29,900
44. 2016-01-25
    price $46,900
45. 2015-01-28
    soldstatus
46. 2015-01-23
    soldstatus
47. 2014-04-02
    listed $24,900

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,492
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$4,839
• − Management: −$4,839
• − Depreciation: −$6,397
• Taxable income: $27,700
• Est. tax owed @ 24.0%: −$6,648
• After-tax cash flow: $22,904/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• 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

+823.3% since first listed

33 events — show timeline

• 2026-04-28 Price Changed $229,900 MARIS as Distributed by MLS Grid
• 2026-03-26 Listed $239,900 MARIS as Distributed by MLS Grid
• 2022-09-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-09-04 Contingent — MARIS as Distributed by MLS Grid
• 2022-06-02 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2022-05-05 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2022-04-16 Relisted — MARIS as Distributed by MLS Grid
• 2022-03-25 Contingent — MARIS as Distributed by MLS Grid
• 2022-03-25 Relisted — MARIS as Distributed by MLS Grid
• 2022-03-16 Contingent — MARIS as Distributed by MLS Grid
• 2022-02-22 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2022-01-13 Relisted — MARIS as Distributed by MLS Grid
• 2022-01-13 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2022-01-01 Contingent — MARIS as Distributed by MLS Grid
• 2022-01-01 Relisted — MARIS as Distributed by MLS Grid
• 2022-01-01 Delisted — MARIS as Distributed by MLS Grid
• 2021-08-10 Listed $109,900 MARIS as Distributed by MLS Grid
• 2020-12-17 Sold (Public Records) $49,900 Public Records
• 2020-10-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-10-11 Contingent — MARIS as Distributed by MLS Grid
• 2020-09-10 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2020-08-06 Listed $74,900 MARIS as Distributed by MLS Grid
• 2019-09-24 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2018-04-19 Sold (Public Records) $39,900 Public Records
• 2018-04-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-03-30 Pending — MARIS as Distributed by MLS Grid
• 2018-03-28 Listed $39,900 MARIS as Distributed by MLS Grid
• 2018-03-27 Coming Soon $39,900 MARIS as Distributed by MLS Grid
• 2016-02-26 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2016-01-25 Price Changed $46,900 MARIS as Distributed by MLS Grid
• 2015-01-28 Sold (Public Records) — Public Records
• 2015-01-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-04-02 Listed $24,900 MARIS as Distributed by MLS Grid

Property tax history

-7.4%/yr

Latest (2024): $436 · +4.8% YoY. Source: county tax records.