4248 N Euclid Ave · St. Louis, MO 63115

$99,500

16 bd · 4.0 ba · 3,468 sqft · MultiFamily public records · 39 Days on market

Built 1926 4,948 sqft lot $29/sqft · 8% above area Est $92k · 8% over

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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 +3.8/15.0
• Appreciation +3.3/10.0
• 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: 4 units. confirmed

Listing remarks MLS

This four-family property features one-bedroom, one-bath units and is located in the up-and-coming area of North St. Louis City. With the right updates and improvements, this property offers strong potential to increase value and generate solid cash flow in a growing neighborhood. Perfect for investors looking to cash flow and build long-term wealth in an emerging neighborhood poised for growth.

Key facts

• 4,948 sq ft lot
• Built 1926
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $484/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.6% 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 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: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 101 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 $3,208/mo this rent would consume 126% 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 $688 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1926 — 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: 3.22% ✓
• Cap rate: 29.64%
• Cash-on-cash: 83.38%
• DSCR: 4.71
• GRM: 2.6

CMA / ARV

• ARV (median comp): $91,884
• List price: $99,500
• Delta: 8.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4681 Kossuth Ave	0.37mi	16/16.0	3,254 (-6%)	6mo	$199,900	$61	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.7%
• Equity multiple: 4.85×
• Total profit: $107,163
• Equity at exit: $14,836

10-year hold

• IRR: 87.0%
• Equity multiple: 10.05×
• Total profit: $252,050
• Equity at exit: $8,603

Cash invested: $27,860 (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: 101
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,208 high
• Mortgage (P&I): −$522
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $1,936

Break-even live

Break-even rent $758

Max offer price $99,500

Occupancy floor 35%

Sensitivity live

Price	-10% $1,992	-5% $1,964	+0% $1,936	+5% $1,908	+10% $1,879
Rent	-10% $1,682	-5% $1,809	+0% $1,936	+5% $2,063	+10% $2,189
Rate	-1.0pp $1,986	-0.5pp $1,961	base $1,936	+0.5pp $1,910	+1.0pp $1,884

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,208
Total (4 units)			$3,208

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-05-09
   status Pending 399-char remark

   Show marketing remark (399 chars)

   This four-family property features one-bedroom, one-bath units and is located in the up-and-coming area of North St. Louis City. With the right updates and improvements, this property offers strong potential to increase value and generate solid cash flow in a growing neighborhood. Perfect for investors looking to cash flow and build long-term wealth in an emerging neighborhood poised for growth.

2. 2026-05-07
   status Active 399-char remark

   Show marketing remark (399 chars)

   This four-family property features one-bedroom, one-bath units and is located in the up-and-coming area of North St. Louis City. With the right updates and improvements, this property offers strong potential to increase value and generate solid cash flow in a growing neighborhood. Perfect for investors looking to cash flow and build long-term wealth in an emerging neighborhood poised for growth.

3. 2026-03-27
   listed $99,500 Active 399-char remark

   Show marketing remark (399 chars)

   This four-family property features one-bedroom, one-bath units and is located in the up-and-coming area of North St. Louis City. With the right updates and improvements, this property offers strong potential to increase value and generate solid cash flow in a growing neighborhood. Perfect for investors looking to cash flow and build long-term wealth in an emerging neighborhood poised for growth.

4. 2026-03-23
   historical $99,500 399-char remark

   Show marketing remark (399 chars)

   This four-family property features one-bedroom, one-bath units and is located in the up-and-coming area of North St. Louis City. With the right updates and improvements, this property offers strong potential to increase value and generate solid cash flow in a growing neighborhood. Perfect for investors looking to cash flow and build long-term wealth in an emerging neighborhood poised for growth.

5. 2026-03-23
   listed $99,500 Active 399-char remark

   Show marketing remark (399 chars)

   This four-family property features one-bedroom, one-bath units and is located in the up-and-coming area of North St. Louis City. With the right updates and improvements, this property offers strong potential to increase value and generate solid cash flow in a growing neighborhood. Perfect for investors looking to cash flow and build long-term wealth in an emerging neighborhood poised for growth.

6. 2026-03-22
   historical $99,500 399-char remark

   Show marketing remark (399 chars)

   This four-family property features one-bedroom, one-bath units and is located in the up-and-coming area of North St. Louis City. With the right updates and improvements, this property offers strong potential to increase value and generate solid cash flow in a growing neighborhood. Perfect for investors looking to cash flow and build long-term wealth in an emerging neighborhood poised for growth.

7. 2024-12-23
   soldstatus Closed 665-char remark

   Show marketing remark (665 chars)

   Located just across the street from Penrose Park, this 4-family property offers investors an incredible opportunity. Some work is needed, but overall this building has the potential to generate substantial cash flow. These large units offer a generous living room, separate dining room, eat in kitchen and private bedroom in the rear, with additional sunroom. Original stained glass windows and woodwork. 2 car garage in the back. Sewer lateral was lined in 2021. Current owner completed significant tuckpointing within the last few years. Utilities are currently off and property is being sold as is with seller to provide no inspections, guarantees or warranties.

8. 2024-09-25
   status Pending 665-char remark

   Show marketing remark (665 chars)

   Located just across the street from Penrose Park, this 4-family property offers investors an incredible opportunity. Some work is needed, but overall this building has the potential to generate substantial cash flow. These large units offer a generous living room, separate dining room, eat in kitchen and private bedroom in the rear, with additional sunroom. Original stained glass windows and woodwork. 2 car garage in the back. Sewer lateral was lined in 2021. Current owner completed significant tuckpointing within the last few years. Utilities are currently off and property is being sold as is with seller to provide no inspections, guarantees or warranties.

9. 2024-09-09
   historical Active Under Contract 665-char remark

   Show marketing remark (665 chars)

   Located just across the street from Penrose Park, this 4-family property offers investors an incredible opportunity. Some work is needed, but overall this building has the potential to generate substantial cash flow. These large units offer a generous living room, separate dining room, eat in kitchen and private bedroom in the rear, with additional sunroom. Original stained glass windows and woodwork. 2 car garage in the back. Sewer lateral was lined in 2021. Current owner completed significant tuckpointing within the last few years. Utilities are currently off and property is being sold as is with seller to provide no inspections, guarantees or warranties.

10. 2024-08-29
    price $107,500 665-char remark

    Show marketing remark (665 chars)

    Located just across the street from Penrose Park, this 4-family property offers investors an incredible opportunity. Some work is needed, but overall this building has the potential to generate substantial cash flow. These large units offer a generous living room, separate dining room, eat in kitchen and private bedroom in the rear, with additional sunroom. Original stained glass windows and woodwork. 2 car garage in the back. Sewer lateral was lined in 2021. Current owner completed significant tuckpointing within the last few years. Utilities are currently off and property is being sold as is with seller to provide no inspections, guarantees or warranties.

11. 2024-08-08
    listed $109,900 Active 665-char remark

    Show marketing remark (665 chars)

    Located just across the street from Penrose Park, this 4-family property offers investors an incredible opportunity. Some work is needed, but overall this building has the potential to generate substantial cash flow. These large units offer a generous living room, separate dining room, eat in kitchen and private bedroom in the rear, with additional sunroom. Original stained glass windows and woodwork. 2 car garage in the back. Sewer lateral was lined in 2021. Current owner completed significant tuckpointing within the last few years. Utilities are currently off and property is being sold as is with seller to provide no inspections, guarantees or warranties.

12. 2024-08-03
    historical
13. 2024-07-14
    status Pending
14. 2024-07-08
    status Active
15. 2024-04-22
    status Pending
16. 2024-03-21
    historical Active Under Contract
17. 2024-03-16
    listed $110,000 Active
18. 2021-01-26
    soldstatus $89,000
19. 2021-01-14
    soldstatus Closed
20. 2021-01-09
    status Pending
21. 2020-12-06
    historical Active Under Contract
22. 2020-12-03
    listed $89,000 Active
23. 2019-11-18
    soldstatus $42,000
24. 2019-11-08
    soldstatus Closed
25. 2019-10-22
    status Pending
26. 2019-09-18
    historical Active Under Contract
27. 2019-09-13
    status Active
28. 2019-08-16
    status Pending
29. 2019-07-26
    price $50,000
30. 2019-05-13
    status Active
31. 2019-04-15
    historical Active Under Contract
32. 2019-02-26
    listed $60,000 Active
33. 2013-05-14
    soldstatus
34. 2013-05-14
    soldstatus
35. 1989-08-15
    soldstatus
36. 1989-05-17
    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: $423 · $35/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: +$542/yr (+$45/mo · 128.1%)

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,496
• − Mortgage interest: −$5,574
• − Property taxes: −$423
• − Insurance: −$498
• − Repairs & maintenance: −$3,080
• − Management: −$3,080
• − Depreciation: −$2,895
• Taxable income: $22,948
• Est. tax owed @ 24.0%: −$5,508
• After-tax cash flow: $17,722/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): 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

+65.8% since first listed

36 events — show timeline

• 2026-05-09 Pending — MARIS as Distributed by MLS Grid
• 2026-05-07 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $99,500 MARIS as Distributed by MLS Grid
• 2026-03-23 Coming Soon $99,500 MARIS as Distributed by MLS Grid
• 2026-03-23 Listed $99,500 MARIS as Distributed by MLS Grid
• 2026-03-22 Coming Soon $99,500 MARIS as Distributed by MLS Grid
• 2024-12-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-09-25 Pending — MARIS as Distributed by MLS Grid
• 2024-09-09 Contingent — MARIS as Distributed by MLS Grid
• 2024-08-29 Price Changed $107,500 MARIS as Distributed by MLS Grid
• 2024-08-08 Listed $109,900 MARIS as Distributed by MLS Grid
• 2024-08-03 Delisted — MARIS as Distributed by MLS Grid
• 2024-07-14 Pending — MARIS as Distributed by MLS Grid
• 2024-07-08 Relisted — MARIS as Distributed by MLS Grid
• 2024-04-22 Pending — MARIS as Distributed by MLS Grid
• 2024-03-21 Contingent — MARIS as Distributed by MLS Grid
• 2024-03-16 Listed $110,000 MARIS as Distributed by MLS Grid
• 2021-01-26 Sold (Public Records) $89,000 Public Records
• 2021-01-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-01-09 Pending — MARIS as Distributed by MLS Grid
• 2020-12-06 Contingent — MARIS as Distributed by MLS Grid
• 2020-12-03 Listed $89,000 MARIS as Distributed by MLS Grid
• 2019-11-18 Sold (Public Records) $42,000 Public Records
• 2019-11-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-10-22 Pending — MARIS as Distributed by MLS Grid
• 2019-09-18 Contingent — MARIS as Distributed by MLS Grid
• 2019-09-13 Relisted — MARIS as Distributed by MLS Grid
• 2019-08-16 Pending — MARIS as Distributed by MLS Grid
• 2019-07-26 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2019-05-13 Relisted — MARIS as Distributed by MLS Grid
• 2019-04-15 Contingent — MARIS as Distributed by MLS Grid
• 2019-02-26 Listed $60,000 MARIS as Distributed by MLS Grid
• 2013-05-14 Sold (Public Records) — Public Records
• 2013-05-14 Sold (Public Records) — Public Records
• 1989-08-15 Sold (Public Records) — Public Records
• 1989-05-17 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2024): $423 · +4.8% YoY. Source: county tax records.