4755-4757 Saint Louis Ave · St. Louis, MO 63115

$125,000

12 bd · 4.0 ba · 4,248 sqft · MultiFamily · 15 Days on market

Built 1905 Fair condition 7,291 sqft lot

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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 +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Motivated seller four units availabe need update seller had done some more TLC, Schedule your showing today. Great price wont last long.

Key facts

• 7,291 sq ft lot
• Built 1905
• Listed 15 days

Property features AI

Finance

• Other: Property listed as income-producing apartment building (1 unit type with 4 units)
• Financial info: Annual taxes reported for 2025

Exterior

• Home design: Residential income property (2–4 units)
• Construction: Brick construction
• Exterior features: Lot approximately 0.167 acres; Neighborhood: Academy

Interior

• Bedrooms: Four apartment units with 3 bedrooms each
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: No central cooling
• Interior features: Full basement
• Laundry & utility: Owner pays all utilities

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $703/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 33.3% 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 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.
• Zoned schools: Sigel Elem. Comm. Ed. Ctr. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 219 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $4,653/mo this rent would consume 182% of the median local household income ($31k/yr) (locally 1655% 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 $864 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 3.72% ✓
• Cap rate: 33.29%
• Cash-on-cash: 96.41%
• DSCR: 5.29
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 97.4%
• Equity multiple: 5.54×
• Total profit: $158,914
• Equity at exit: $18,638

10-year hold

• IRR: —
• Equity multiple: 11.55×
• Total profit: $369,284
• Equity at exit: $10,808

Cash invested: $35,000 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $4,653 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$977
• Net cashflow: $2,812

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 35%

Sensitivity live

Price	-10% $2,898	-5% $2,855	+0% $2,812	+5% $2,769	+10% $2,726
Rent	-10% $2,444	-5% $2,628	+0% $2,812	+5% $2,996	+10% $3,180
Rate	-1.0pp $2,875	-0.5pp $2,844	base $2,812	+0.5pp $2,780	+1.0pp $2,747

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$4,652
Total (4 units)			$4,653

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $125,000 Active 15 DOM
2. 2026-06-17
   days on market $125,000 Active 14 DOM
3. 2026-06-16
   days on market $125,000 Active 13 DOM
4. 2026-06-15
   days on market $125,000 Active 12 DOM
5. 2026-06-13
   days on market $125,000 Active 10 DOM
6. 2026-06-09
   days on market $125,000 Active 6 DOM
7. 2026-06-08
   days on market $125,000 Active 5 DOM
8. 2026-06-07
   days on market $125,000 Active 4 DOM
9. 2026-06-05
   remarks 136-char remark
10. 2026-06-05
    listed $125,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $55,836
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$4,467
• − Management: −$4,467
• − Depreciation: −$3,636
• Taxable income: $33,764
• Est. tax owed @ 24.0%: −$8,103
• After-tax cash flow: $25,641/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 · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant exterior and interior updates, including painting, roof inspection, HVAC maintenance, and landscaping. The property has potential for substantial value increase with these improvements.

Repairs flagged

• Major exterior paint — The exterior paint appears to be peeling and in need of a full repainting job.
• Major roof — The roof appears to be in fair condition but may need a full inspection and potential repair or replacement.
• Major interior walls/paint — The interior walls and paint appear to be in poor condition and may need a full renovation or repainting job.
• Major HVAC/mechanicals — No photos of HVAC or mechanical systems are provided, but the exterior suggests a need for interior updates and maintenance.
• Major landscaping — The landscaping appears to be minimal and in need of improvement. The curb appeal is low due to the lack of maintenance and landscaping.

Value-add opportunities

• Both exterior paint — A fresh coat of paint can significantly improve the curb appeal and overall condition of the property.
• Both roof inspection and repair — A new roof can improve the structural integrity and increase the property's value.
• Both HVAC inspection and maintenance — A functional HVAC system is essential for comfort and can improve the property's value.
• Both landscaping and curb appeal — A well-maintained landscape can improve the property's curb appeal and overall condition.
• Both interior renovation — A fresh interior can improve the property's condition and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · The exterior paint appears to be peeling and in need of a full repainting job.	Major	$15,000–50,000
roof · The roof appears to be in fair condition but may need a full inspection and potential repair or replacement.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint appear to be in poor condition and may need a full renovation or repainting job.	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC or mechanical systems are provided, but the exterior suggests a need for interior updates and maintenance.	Major	$15,000–50,000
landscaping · The landscaping appears to be minimal and in need of improvement. The curb appeal is low due to the lack of maintenance and landscaping.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior paint — A fresh coat of paint can significantly improve the curb appeal and overall condition of the property. ↑
• Both roof inspection and repair — A new roof can improve the structural integrity and increase the property's value. ↑
• Both HVAC inspection and maintenance — A functional HVAC system is essential for comfort and can improve the property's value. ↑
• Both landscaping and curb appeal — A well-maintained landscape can improve the property's curb appeal and overall condition. ↑
• Both interior renovation — A fresh interior can improve the property's condition and increase its value for both resale and rental purposes. ↑

ⓘ 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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $125,000 MARIS as Distributed by MLS Grid
• 2026-06-03 Coming Soon $125,000 MARIS as Distributed by MLS Grid