8418 -20 South Broadway · St. Louis, MO 63111

$50,000

4 bd · 4.0 ba · — sqft · MultiFamily · 189 Days on market

Built 1897 Poor condition ↓ 57% since listing

---

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
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Schools +1.2/10.0
• Condition / age +1.0/5.0
• 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

NO SHOWINGS WITHOUT AN ACCEPTED CONTRACT AND PROOF OF FUNDS. Seller to do no inspections or repairs. Seller is selling property in its current condition. Motivated Seller

Key facts

• Built 1897
• Listed 189 days

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 64.4% 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 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.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,503/mo this rent would consume 89% 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 $346 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 (-3.0% appreciation + 3.3% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (67%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1897 — 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 7.01% ✓
• Cap rate: 64.42%
• Cash-on-cash: 207.59%
• DSCR: 10.24
• GRM: 1.2

CMA / ARV

• ARV (median comp): $186,941
• List price: $50,000
• Delta: -73.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8418 S Broadway St	0.00mi	4/4.0	—	8mo	$75,000	—	80
8205 S Broadway	0.16mi	4/7.0	3,080	22mo	$215,000	$70	50
7600 Pennsylvania Ave	0.56mi	4/4.0	—	16mo	$260,000	—	48
7906 Minnesota Ave	0.38mi	4/3.0	2,372	24mo	$144,900	$61	46
7310 Minnesota Ave	0.75mi	3/3.0 (-1)	1,504	3mo	$144,900	$96	41
7720 Ivory Ave	0.53mi	4/2.0	2,876	21mo	$175,000	$61	37
8635 S Grand Ave	0.69mi	4/3.0	1,657	17mo	$239,000	$144	37

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.51×
• Total profit: $147,153
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 24.64×
• Total profit: $330,908
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.6×

Monthly cashflow live

• Estimated rent: $3,503 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $2,422

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 26%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,504
Total (3 units)			$3,503

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7924 Michigan Ave Unit 2F St. Louis, MO	3.0	2.0	1250	$1,195	$0.96	3d	1	0.39mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	1d	1	0.61mi
349 Lagro Ave Saint Louis, MO	3.0	1.0	1184	$1,500	$1.27	43d	1	0.77mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	17d	1	1.14mi
6730 Vermont Ave Saint Louis, MO	3.0	2.0	1534	$1,600	$1.04	14d	1	1.14mi
7109 Eugene Ave Saint Louis, MO	3.0	2.0	1029	$1,495	$1.45	2d	1	1.19mi
146 W Felton Ave Unit 1472913P St. Louis, MO	5.0	2.0	—	$6,355	—	1d	1	1.23mi
6607 S Broadway Unit 1 St. Louis, MO	4.0	2.0	—	$1,600	—	17d	1	1.24mi
3857 Boulevard Heights Ct Saint Louis, MO	3.0	2.5	1697	$2,250	$1.33	1d	1	1.35mi

Listing history 23 events

1. 2026-06-18
   days on market $50,000 Active 189 DOM
2. 2026-06-17
   price $50,000 Active 188 DOM
3. 2026-06-17
   days on market $65,000 Active 188 DOM
4. 2026-06-16
   days on market $65,000 Active 187 DOM
5. 2026-06-15
   days on market $65,000 Active 186 DOM
6. 2026-06-13
   days on market $65,000 Active 184 DOM
7. 2026-06-09
   days on market $65,000 Active 180 DOM
8. 2026-06-08
   days on market $65,000 Active 179 DOM
9. 2026-06-08
   days on market $65,000 Active 178 DOM
10. 2026-06-05
    days on market $65,000 Active 175 DOM
11. 2026-06-03
    days on market $65,000 Active 174 DOM
12. 2026-06-02
    days on market $65,000 Active 173 DOM
13. 2026-06-01
    days on market $65,000 Active 172 DOM
14. 2026-05-31
    days on market $65,000 Active 171 DOM
15. 2026-05-08
    status Active 170-char remark

    Show marketing remark (170 chars)

    NO SHOWINGS WITHOUT AN ACCEPTED CONTRACT AND PROOF OF FUNDS. Seller to do no inspections or repairs. Seller is selling property in its current condition. Motivated Seller

16. 2026-05-08
    price $65,000 170-char remark

    Show marketing remark (170 chars)

    NO SHOWINGS WITHOUT AN ACCEPTED CONTRACT AND PROOF OF FUNDS. Seller to do no inspections or repairs. Seller is selling property in its current condition. Motivated Seller

17. 2026-02-20
    price $75,000 170-char remark

    Show marketing remark (170 chars)

    NO SHOWINGS WITHOUT AN ACCEPTED CONTRACT AND PROOF OF FUNDS. Seller to do no inspections or repairs. Seller is selling property in its current condition. Motivated Seller

18. 2026-02-10
    price $86,500 170-char remark

    Show marketing remark (170 chars)

    NO SHOWINGS WITHOUT AN ACCEPTED CONTRACT AND PROOF OF FUNDS. Seller to do no inspections or repairs. Seller is selling property in its current condition. Motivated Seller

19. 2026-02-04
    price $85,500 170-char remark

    Show marketing remark (170 chars)

    NO SHOWINGS WITHOUT AN ACCEPTED CONTRACT AND PROOF OF FUNDS. Seller to do no inspections or repairs. Seller is selling property in its current condition. Motivated Seller

20. 2026-01-22
    price $95,000 170-char remark

    Show marketing remark (170 chars)

    NO SHOWINGS WITHOUT AN ACCEPTED CONTRACT AND PROOF OF FUNDS. Seller to do no inspections or repairs. Seller is selling property in its current condition. Motivated Seller

21. 2026-01-13
    price $105,000 170-char remark

    Show marketing remark (170 chars)

    NO SHOWINGS WITHOUT AN ACCEPTED CONTRACT AND PROOF OF FUNDS. Seller to do no inspections or repairs. Seller is selling property in its current condition. Motivated Seller

22. 2025-12-18
    price $125,000 170-char remark

    Show marketing remark (170 chars)

    NO SHOWINGS WITHOUT AN ACCEPTED CONTRACT AND PROOF OF FUNDS. Seller to do no inspections or repairs. Seller is selling property in its current condition. Motivated Seller

23. 2025-11-04
    listed $150,000 Active 170-char remark

    Show marketing remark (170 chars)

    NO SHOWINGS WITHOUT AN ACCEPTED CONTRACT AND PROOF OF FUNDS. Seller to do no inspections or repairs. Seller is selling property in its current condition. Motivated Seller

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $42,036
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$3,363
• − Management: −$3,363
• − Depreciation: −$1,455
• Taxable income: $30,055
• Est. tax owed @ 24.0%: −$7,213
• After-tax cash flow: $21,849/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.

Condition & rehab AI · 10 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to bring it up to current standards, significantly impacting its resale and rental value.

Repairs flagged

• Major Exterior siding — Significant damage and wear
• Major Roof — Appears old and possibly leaking
• Major Hardwood flooring — Worn and damaged
• Major Paint — Peeling and signs of water damage
• Major Bathroom fixtures — Old and in need of replacement
• Major Kitchen cabinets — Old and in need of replacement
• Major HVAC and mechanical systems — Outdated and may need replacement

Value-add opportunities

• Resale New exterior siding — Enhances curb appeal and property value
• Resale New roof — Fixes potential leak and improves property value
• Resale New hardwood flooring — Enhances interior aesthetics and property value
• Resale Paint job — Improves interior aesthetics and property value
• Resale New bathroom fixtures — Enhances bathroom functionality and property value
• Resale New kitchen cabinets — Enhances kitchen functionality and property value
• Resale New HVAC and mechanical systems — Improves comfort and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant damage and wear	Major	$15,000–50,000
Roof · Appears old and possibly leaking	Major	$15,000–50,000
Hardwood flooring · Worn and damaged	Major	$15,000–50,000
Paint · Peeling and signs of water damage	Major	$15,000–50,000
Bathroom fixtures · Old and in need of replacement	Major	$15,000–50,000
Kitchen cabinets · Old and in need of replacement	Major	$15,000–50,000
HVAC and mechanical systems · Outdated and may need replacement	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale New exterior siding — Enhances curb appeal and property value ↑
• Resale New roof — Fixes potential leak and improves property value ↑
• Resale New hardwood flooring — Enhances interior aesthetics and property value ↑
• Resale Paint job — Improves interior aesthetics and property value ↑
• Resale New bathroom fixtures — Enhances bathroom functionality and property value ↑
• Resale New kitchen cabinets — Enhances kitchen functionality and property value ↑
• Resale New HVAC and mechanical systems — Improves comfort and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-56.7% since first listed

9 events — show timeline

• 2026-05-08 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-08 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2026-02-20 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2026-02-10 Price Changed $86,500 MARIS as Distributed by MLS Grid
• 2026-02-04 Price Changed $85,500 MARIS as Distributed by MLS Grid
• 2026-01-22 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2026-01-13 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2025-12-18 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2025-11-04 Listed $150,000 MARIS as Distributed by MLS Grid