1200 N Euclid Ave · St. Louis, MO 63113

$69,950

None bd · None ba · 9,170 sqft · MultiFamily public records · 97 Days on market

Built 1904 0.26 ac lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Building has tornado damage. Has a brand new roof, gutters, and downspouts but interior will need to be rehabbed. Rents ranged from $1,250-$1,450/month prior to the tornado.

Key facts

• Gutters
• Brand new roof
• Downspouts

Tags

• BRAND NEW ROOF
• GUTTERS
• DOWNSPOUTS

Property features AI

Finance

• Other: Seller open to concessions
• Financial info: Total of 6 units in the building; One building on the lot; No units currently marked as leased

Exterior

• Home design: Residential income property; 5-family (5 units or more); Apartment building; Two levels
• Construction: Brick construction
• Exterior features: Lot of approximately 0.2576 acres; Located in the Fountain Park neighborhood

Interior

• Bedrooms: No main or upper level bedrooms indicated
• Bathrooms: No main or upper level bathrooms indicated
• Heating & cooling: Central Air
• Interior features: Central air conditioning

🏷️ Possibly a rental listed for sale. The $69,950 price doesn't fit this home's estimated sale value (~$145,107) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a multifamily listed at $70k.

Deal economics

• At list price, monthly cash flow is $5k ($61k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 93.3% 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 D — 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: Hickey Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 273 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 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: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 (-2.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $80k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1904 — 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 $63,654 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 10.21% ✓
• Cap rate: 93.31%
• Cash-on-cash: 310.77%
• DSCR: 14.83
• GRM: 0.8

CMA / ARV

• ARV (median comp): $145,107
• List price: $69,950
• Delta: -51.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 17.05×
• Total profit: $314,417
• Equity at exit: $13,126

10-year hold

• IRR: —
• Equity multiple: 36.37×
• Total profit: $692,676
• Equity at exit: $10,782

Cash invested: $19,586 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $7,144 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$176 /mo · $2,106/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,500
• Net cashflow: $5,072

Break-even live

Break-even rent $723

Max offer price $69,950

Occupancy floor 24%

Sensitivity live

Price	-10% $5,112	-5% $5,092	+0% $5,072	+5% $5,052	+10% $5,033
Rent	-10% $4,508	-5% $4,790	+0% $5,072	+5% $5,354	+10% $5,637
Rate	-1.0pp $5,108	-0.5pp $5,090	base $5,072	+0.5pp $5,054	+1.0pp $5,036

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$7,143
Total (3 units)			$7,144

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: $17,488
• Closing costs: $2,098
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4512 Westminster Pl Saint Louis, MO	3.0	2.0	11325	$2,650	$0.23	45d	1	0.69mi

Listing history 26 events

1. 2026-06-02
   status $69,950 Pending 97 DOM
2. 2026-06-01
   days on market $69,950 Active 97 DOM
3. 2026-05-31
   days on market $69,950 Active 96 DOM
4. 2026-05-15
   price $79,950
5. 2026-05-06
   status Active
6. 2026-04-07
   status Pending
7. 2026-03-30
   price $89,950
8. 2026-03-13
   price $99,950
9. 2026-03-03
   status Active
10. 2026-01-10
    status Pending
11. 2026-01-08
    price $109,950
12. 2025-12-12
    price $125,000
13. 2025-12-05
    listed $150,000 Active
14. 2024-06-08
    historical $925
15. 2024-05-21
    listed $925
16. 2024-05-09
    historical $895
17. 2024-04-23
    price $895
18. 2024-04-12
    listed $925
19. 2024-04-10
    historical $1,195
20. 2024-03-30
    price $1,195
21. 2024-03-26
    listed $1,300
22. 2024-03-14
    historical $1,300
23. 2024-01-29
    price $1,300
24. 2024-01-26
    price $995
25. 2023-12-21
    listed $1,400
26. 2006-11-15
    soldstatus $265,000

ⓘ 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: $2,106 · $176/mo
• Projected year-2 tax: $2,106 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $85,728
• − Mortgage interest: −$3,918
• − Property taxes: −$2,106
• − Insurance: −$350
• − Repairs & maintenance: −$6,858
• − Management: −$6,858
• − Depreciation: −$2,035
• Taxable income: $63,602
• Est. tax owed @ 24.0%: −$15,265
• After-tax cash flow: $45,603/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
• City population: 283,259
• Population (ZIP): 11,610

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: Predominantly Black (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• Rent YoY: —
• Metro: —
• 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

-69.8% since first listed

23 events — show timeline

• 2026-05-15 Price Changed $79,950 MARIS as Distributed by MLS Grid
• 2026-05-06 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-07 Pending — MARIS as Distributed by MLS Grid
• 2026-03-30 Price Changed $89,950 MARIS as Distributed by MLS Grid
• 2026-03-13 Price Changed $99,950 MARIS as Distributed by MLS Grid
• 2026-03-03 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-10 Pending — MARIS as Distributed by MLS Grid
• 2026-01-08 Price Changed $109,950 MARIS as Distributed by MLS Grid
• 2025-12-12 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2025-12-05 Listed $150,000 MARIS as Distributed by MLS Grid
• 2024-06-08 Rental Removed $925 APPFOLIO
• 2024-05-21 Listed for Rent $925 APPFOLIO
• 2024-05-09 Rental Removed $895 APPFOLIO
• 2024-04-23 Price Changed $895 APPFOLIO
• 2024-04-12 Listed for Rent $925 APPFOLIO
• 2024-04-10 Rental Removed $1,195 APPFOLIO
• 2024-03-30 Price Changed $1,195 APPFOLIO
• 2024-03-26 Listed for Rent $1,300 APPFOLIO
• 2024-03-14 Rental Removed $1,300 APPFOLIO
• 2024-01-29 Price Changed $1,300 APPFOLIO
• 2024-01-26 Price Changed $995 APPFOLIO
• 2023-12-21 Listed for Rent $1,400 APPFOLIO
• 2006-11-15 Sold (Public Records) $265,000 Public Records

Property tax history

+3.0%/yr

Latest (2023): $2,106 · -3.7% YoY. Source: county tax records.