4312 College Ave · St. Louis, MO 63107

$96,000

4 bd · 2.0 ba · 2,644 sqft · MultiFamily public records · 84 Days on market

Built 1902 3,001 sqft lot $36/sqft · 74% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Property has been gutted inside and framed ready for your plan. Property will need to be completed. Seller may let buyer assum the current loan, Great location closed to the new NGA.

Key facts

• 3,001 sq ft lot
• Built 1902
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $96k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $90k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: 58 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $664 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 (-1.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.
• Current owner paid $25k; list at $96k implies a 284% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — 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 $90,240 (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. Built in 1902 — 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 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: 1.60% ✓
• Cap rate: 14.41%
• Cash-on-cash: 28.98%
• DSCR: 2.29
• GRM: 5.2

CMA / ARV

• ARV (median comp): $55,126
• List price: $96,000
• Delta: 74.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2138 E Fair Ave	0.33mi	4/2.0	2,706 (+2%)	20mo	$44,800	$17	65
4210 Holly Ave	0.66mi	4/2.0	2,528 (-4%)	1mo	$37,000	$15	61
4582 Clarence Ave	0.66mi	4/2.0	2,752 (+4%)	4mo	$50,000	$18	59
4418 Athlone Ave	0.56mi	5/2.0 (+1)	2,686 (+2%)	16mo	$52,000	$19	53
4237 Holly Ave	0.69mi	4/2.0	2,332 (-12%)	7mo	$156,900	$67	43
4511 Red Bud Ave	0.49mi	5/3.0 (+1)	2,388 (-10%)	12mo	$220,000	$92	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.15×
• Total profit: $30,871
• Equity at exit: $19,756

10-year hold

• IRR: 32.0%
• Equity multiple: 4.15×
• Total profit: $84,594
• Equity at exit: $17,955

Cash invested: $26,880 (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 63107

• Home prices YoY: -1.9%
• Active inventory: 58
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$22 /mo · $259/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $649

Break-even live

Break-even rent $715

Max offer price $96,000

Occupancy floor 53%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $96,000 Active 84 DOM
2. 2026-06-17
   days on market $96,000 Active 83 DOM
3. 2026-06-16
   days on market $96,000 Active 82 DOM
4. 2026-06-15
   days on market $96,000 Active 81 DOM
5. 2026-06-13
   days on market $96,000 Active 79 DOM
6. 2026-06-09
   days on market $96,000 Active 75 DOM
7. 2026-06-08
   days on market $96,000 Active 74 DOM
8. 2026-06-08
   days on market $96,000 Active 73 DOM
9. 2026-06-05
   days on market $96,000 Active 70 DOM
10. 2026-06-03
    days on market $96,000 Active 69 DOM
11. 2026-06-02
    days on market $96,000 Active 68 DOM
12. 2026-06-01
    days on market $96,000 Active 67 DOM
13. 2026-05-31
    days on market $96,000 Active 66 DOM
14. 2026-03-27
    status Active 182-char remark

    Show marketing remark (182 chars)

    Property has been gutted inside and framed ready for your plan. Property will need to be completed. Seller may let buyer assum the current loan, Great location closed to the new NGA.

15. 2026-02-04
    listed $96,000 Active 182-char remark

    Show marketing remark (182 chars)

    Property has been gutted inside and framed ready for your plan. Property will need to be completed. Seller may let buyer assum the current loan, Great location closed to the new NGA.

16. 2026-02-03
    historical $96,000 182-char remark

    Show marketing remark (182 chars)

    Property has been gutted inside and framed ready for your plan. Property will need to be completed. Seller may let buyer assum the current loan, Great location closed to the new NGA.

17. 2024-10-24
    soldstatus
18. 2021-10-06
    soldstatus $25,000
19. 2021-09-22
    soldstatus Closed 30-char remark

    Show marketing remark (30 chars)

    Two family. Motivated seller!!

20. 2021-09-02
    status Pending 30-char remark

    Show marketing remark (30 chars)

    Two family. Motivated seller!!

21. 2021-08-24
    price $29,000 30-char remark

    Show marketing remark (30 chars)

    Two family. Motivated seller!!

22. 2021-07-28
    price $30,000 30-char remark

    Show marketing remark (30 chars)

    Two family. Motivated seller!!

23. 2021-07-19
    price $45,000 30-char remark

    Show marketing remark (30 chars)

    Two family. Motivated seller!!

24. 2021-07-12
    listed $50,000 Active 30-char remark

    Show marketing remark (30 chars)

    Two family. Motivated seller!!

ⓘ 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: $259 · $22/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: +$672/yr (+$56/mo · 259.8%)

ⓘ 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 ≥108°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,444
• − Mortgage interest: −$5,377
• − Property taxes: −$259
• − Insurance: −$480
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$2,793
• Taxable income: $6,584
• Est. tax owed @ 24.0%: −$1,580
• After-tax cash flow: $6,210/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): 9,082

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 (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -1.75%
• Current HPI: 92.7423
• 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

+92.0% since first listed

11 events — show timeline

• 2026-03-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-04 Listed $96,000 MARIS as Distributed by MLS Grid
• 2026-02-03 Coming Soon $96,000 MARIS as Distributed by MLS Grid
• 2024-10-24 Sold (Public Records) — Public Records
• 2021-10-06 Sold (Public Records) $25,000 Public Records
• 2021-09-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-09-02 Pending — MARIS as Distributed by MLS Grid
• 2021-08-24 Price Changed $29,000 MARIS as Distributed by MLS Grid
• 2021-07-28 Price Changed $30,000 MARIS as Distributed by MLS Grid
• 2021-07-19 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2021-07-12 Listed $50,000 MARIS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2023): $259 · -1.8% YoY. Source: county tax records.