4974 Fyler Ave · St. Louis, MO 63139

$589,900

15 bd · 3.5 ba · 4,296 sqft · MultiFamily public records · 23 Days on market

Built 1929 4,809 sqft lot

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +3.8/5.0
• 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: 5 units. estimate disagrees with records

Listing remarks

Fantastic mixed-use commercial/residential investment opportunity! This versatile multifamily property features four total units with three currently vacant, offering immediate income potential and flexibility for owner-occupants or investors looking to set market rents. One occupied unit currently rents for $1,400/month. Property includes zoned A/C for the units, in-unit washer and dryer, plus an additional washer and dryer located in the unfinished basement. The basement also features a full bathroom and kitchen, adding even more functional space and potential use options. The two main floor units offer added flexibility with commercial or residential zoning possibilities, making this an

Key facts

• 4,809 sq ft lot
• 2 garage spots
• Built 1929

Property features AI

Finance

• Other: Living area reported as 4,296 (public records)
• Financial info: Building contains 4 total units across 1 building; Unit mix: two 3-bedroom units (each with 1 bath), one 1-bedroom unit with 1 bath, and one 1-bedroom unit with 2 baths; Currently 1 unit leased
• HOA & community: Community contains 4 units total

Exterior

• Parking: 2-car garage
• Utilities: Public utilities (water/sewer from public records)
• Home design: Mixed-use, multi-family building; 2–4 unit residential income property
• Construction: Brick construction
• Exterior features: Brick exterior; Property is residential income (2–4 units); Neighborhood: Northampton

Interior

• Kitchen: Dishwasher included in units
• Bedrooms: Total building units include one-bedroom and three-bedroom units (unit-level bedroom counts below)
• Bathrooms: Each unit has between 1 and 2 bathrooms (unit-level bathroom counts below)
• Heating & cooling: Forced air heating; Central air conditioning with zone control
• Interior features: Dishwasher; Unfinished basement
• Laundry & utility: Laundry in basement; In-unit laundry

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/?-bath units multifamily listed at $590k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $327/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $590k).
• Recommended offer: $581k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 C — 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: Mason Elem. (math 22% / reading 37%, grade F, #813 of 1,115 statewide, top 75%, 389 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 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: Rents rising fast (+5.4%/yr); 137 active listings in the ZIP; solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $6,689/mo this rent would consume 106% of the median local household income ($76k/yr) (locally 653% 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 $4k of loan paydown is wiped out by about $18k 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 + 5.4% rent growth), your $165k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $590k implies a 490% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $581,051 (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. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.87%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.39% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $24,741
• Equity at exit: $87,956

10-year hold

• IRR: 15.3%
• Equity multiple: 2.37×
• Total profit: $225,807
• Equity at exit: $51,004

Cash invested: $165,172 (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 63139

• Rents YoY: 5.4%
• Active inventory: 137
• Price-to-rent: 36.7×

Monthly cashflow live

• Estimated rent: $6,689 high
• Mortgage (P&I): −$3,093
• Tax from tax record: −$312 /mo · $3,741/yr
• Insurance: −$246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,405
• Net cashflow: $1,633

Break-even live

Break-even rent $4,622

Max offer price $589,900

Occupancy floor 71%

Sensitivity live

Price	-10% $1,967	-5% $1,800	+0% $1,633	+5% $1,466	+10% $1,299
Rent	-10% $1,105	-5% $1,369	+0% $1,633	+5% $1,897	+10% $2,162
Rate	-1.0pp $1,930	-0.5pp $1,783	base $1,633	+0.5pp $1,480	+1.0pp $1,325

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	—	$6,690
Total (5 units)			$6,689

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: $147,475
• Closing costs: $17,697
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $589,900 Active 23 DOM
2. 2026-06-17
   days on market $589,900 Active 22 DOM
3. 2026-06-16
   days on market $589,900 Active 21 DOM
4. 2026-06-15
   days on market $589,900 Active 20 DOM
5. 2026-06-13
   days on market $589,900 Active 18 DOM
6. 2026-06-09
   days on market $589,900 Active 14 DOM
7. 2026-06-08
   days on market $589,900 Active 13 DOM
8. 2026-06-07
   days on market $589,900 Active 12 DOM
9. 2026-06-05
   days on market $589,900 Active 9 DOM
10. 2026-06-03
    days on market $589,900 Active 8 DOM
11. 2026-06-02
    days on market $589,900 Active 7 DOM
12. 2026-06-01
    days on market $589,900 Active 6 DOM
13. 2026-05-31
    days on market $589,900 Active 5 DOM
14. 2026-05-19
    historical $589,900
15. 2010-04-20
    soldstatus
16. 1999-04-01
    soldstatus $100,000

ⓘ 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: $3,741 · $312/mo
• Projected year-2 tax: $5,722 · $477/mo
• Expected delta: +$1,981/yr (+$165/mo · 52.9%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $80,268
• − Mortgage interest: −$33,044
• − Property taxes: −$3,741
• − Insurance: −$2,950
• − Repairs & maintenance: −$6,421
• − Management: −$6,421
• − Depreciation: −$17,161
• Taxable income: $10,530
• Est. tax owed @ 24.0%: −$2,527
• After-tax cash flow: $17,072/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): 21,631
• Household income: $75,757
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 653.0

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 White (70%)
• Race & ethnicity: White 70% Black 16% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -277.54%
• Current HPI: 256.7513
• Rent YoY: ▲ 5.39%
• 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

+489.9% since first listed

3 events — show timeline

• 2026-05-19 Coming Soon $589,900 MARIS as Distributed by MLS Grid
• 2010-04-20 Sold (Public Records) — Public Records
• 1999-04-01 Sold (Public Records) $100,000 Public Records

Property tax history

+5.0%/yr

Latest (2024): $3,741 · +5.1% YoY. Source: county tax records.