7389 Maple Ave · Maplewood, MO 63143

$3,300,000

2 bd · 2.0 ba · 19,872 sqft · MultiFamily public records · 29 Days on market

Built 1928 9,147 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 24 units. confirmed

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

7389 Maple Avenue in Maplewood, MO presents a compelling, turn-key 24-Unit multifamily investment opportunity featuring a diverse unit mix of spacious studio and one-bedroom apartments that appeal to a broad renter base. The property has been thoughtfully updated to achieve rent premiums and is supported by strong historical occupancy, currently at 95.8%, providing immediate cash flow and operational stability. Located within a highly desirable area boasting exceptional 3-mile demographics—average household income of $134,501 and average home values of $413,704—the asset also benefits from placement in the top-ranked Maplewood-Richmond Heights School District (Top 13% nationwide

Key facts

• Diverse unit mix
• Limited new supply
• Central location

Tags

• 24 UNIT MULTIFAMILY INVESTMENT
• DIVERSE UNIT MIX
• STRONG HISTORICAL OCCUPANCY
• TOP RANKED SCHOOL DISTRICT
• CENTRAL LOCATION
• LIMITED NEW SUPPLY

Property features AI

Finance

• Other: Living area reported from assessor; Lot size approximately 0.21 acres
• Financial info: 24 total units in the property; One building

Exterior

• Home design: Residential income property; Five-family or larger building; Three or more stories; Apartment building
• Construction: Masonite exterior construction
• Exterior features: Lot owned by owner

Interior

• Bedrooms: Mostly studio units and one-bedroom units (see unit breakdown)
• Bathrooms: Each unit includes one bathroom
• Heating & cooling: Central air
• Interior features: Apartment building with multiple units

What this means for you Summary

Snapshot

• This is a 24 × 1-bed/1-bath units multifamily listed at $3.30M.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive. Per door: $162/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $3.00M (9.0% below list).
• Recommended offer: $3.00M (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.8% in Maplewood — 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 84/100 on livability (#5 in MO, #673 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Maplewood-Richmond Heights (suburban): math 40% / reading 56% proficiency, ranked #63 of 324 in MO (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mrh Elementary (math 40% / reading 57%, grade D, #334 of 1,115 statewide, top 30%, 417 students, 26% FRL); Maplewood-Richmond Hgts. High (math 62% / reading 67%, grade B-, #19 of 521 statewide, top 4%, 413 students, 32% FRL).
• Market conditions: Rents rising (+3.8%/yr); 44 active listings in the ZIP; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $30,024/mo this rent would consume 547% of the median local household income ($66k/yr) (locally 195% 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 $23k of loan paydown is wiped out by about $99k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($3.25M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.50M; list at $3.30M implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $3,002,400 (9.0% 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 1928 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.91% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.76% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-264,835
• Equity at exit: $492,041

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $179,719
• Equity at exit: $285,324

Cash invested: $924,000 (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 63143

• Rents YoY: 3.8%
• Active inventory: 44
• Price-to-rent: 219.8×

Monthly cashflow live

• Estimated rent: $30,024 high
• Mortgage (P&I): −$17,306
• Tax from tax record: −$1,142 /mo · $13,706/yr
• Insurance: −$1,375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,305
• Net cashflow: $3,896

Break-even live

Break-even rent $25,092

Max offer price $3,300,000

Occupancy floor 82%

Sensitivity live

Price	-10% $5,764	-5% $4,830	+0% $3,896	+5% $2,962	+10% $2,028
Rent	-10% $1,524	-5% $2,710	+0% $3,896	+5% $5,082	+10% $6,268
Rate	-1.0pp $5,558	-0.5pp $4,736	base $3,896	+0.5pp $3,041	+1.0pp $2,171

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

Units	Beds	Baths	Est. rent
▸ 24× units	1	1	$30,024
Total (24 units)			$30,024

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: $825,000
• Closing costs: $99,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $3,300,000 Active 29 DOM
2. 2026-06-17
   days on market $3,300,000 Active 28 DOM
3. 2026-06-16
   days on market $3,300,000 Active 27 DOM
4. 2026-06-15
   days on market $3,300,000 Active 26 DOM
5. 2026-06-13
   days on market $3,300,000 Active 24 DOM
6. 2026-06-13
   days on market $3,300,000 Active 23 DOM
7. 2026-06-09
   days on market $3,300,000 Active 20 DOM
8. 2026-06-08
   days on market $3,300,000 Active 19 DOM
9. 2026-06-07
   days on market $3,300,000 Active 18 DOM
10. 2026-06-03
    days on market $3,300,000 Active 14 DOM
11. 2026-06-02
    days on market $3,300,000 Active 13 DOM
12. 2026-06-01
    days on market $3,300,000 Active 12 DOM
13. 2026-05-31
    days on market $3,300,000 Active 11 DOM
14. 2026-05-20
    listed $3,300,000 Active
15. 2021-11-05
    soldstatus $1,505,000
16. 2001-01-05
    soldstatus

ⓘ 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: $13,706 · $1,142/mo
• Projected year-2 tax: $32,010 · $2,668/mo
• Expected delta: +$18,304/yr (+$1,525/mo · 133.6%)

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

Taxation est. · year 1

• Rental income: $360,288
• − Mortgage interest: −$184,851
• − Property taxes: −$13,706
• − Insurance: −$16,500
• − Repairs & maintenance: −$28,823
• − Management: −$28,823
• − Depreciation: −$96,000
• Taxable loss: −$8,415
• Est. tax savings @ 24.0%: +$2,020
• After-tax cash flow: $48,775/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: Maplewood-Richmond Heights
• NCES district ID: 2920010
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $45,159
• Composite: 40.6/100
• National rank: #3696
• State rank: #63 of 324 in MO

Livability — Maplewood

• Score: 84/100
• State rank: #5
• US rank: #673

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment B Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maplewood, MO
• County: Saint Louis County · 888,823 people
• City population: 8,975
• Metro: St. Louis, MO-IL
• Population (ZIP): 8,975
• Household income: $65,861
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 195.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 12% Black 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 4% Slovak 4% Italian 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -226.44%
• Current HPI: 300.6917
• Rent YoY: ▲ 3.76%
• 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

+119.3% since first listed

3 events — show timeline

• 2026-05-20 Listed $3,300,000 MARIS as Distributed by MLS Grid
• 2021-11-05 Sold (Public Records) $1,505,000 Public Records
• 2001-01-05 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2022): $13,706 · +0.8% YoY. Source: county tax records.