3936 Cook Ave · St. Louis, MO 63113

$415,000

20 bd · 20.0 ba · 10,458 sqft · MultiFamily public records · 356 Days on market

Built 1928 6,438 sqft lot $40/sqft · 197% above area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.9/10.0
• 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 (5+ Unit). Listing-text estimate: 20 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 MLS

20 unit building built in 1928 is located about 1 mile from St. Louis University, the Fox Theater, Grand Center and there are a number of new developments nearby. Building is 15,687 sq ft and is operated as a weekly or monthly rental fully furnished with utilities provided. Building is priced at $20,000 per unit. Current rent is $190 for a studio apartment and $225 for a one bedroom apartment. There are individual furnaces in each unit. The furniture in the units are included in the sale. There is a lot directly to the west of the building that could also be purchased separately for a parking lot.

Key facts

• 20 unit building
• Furniture included
• Individual furnaces

Tags

• 20 UNIT BUILDING
• WEEKLY OR MONTHLY RENTAL
• FULLY FURNISHED
• UTILITIES PROVIDED
• INDIVIDUAL FURNACES
• FURNITURE INCLUDED

What this means for you Summary

Snapshot

• This is a 20 × 1-bed/1.0-bath units multifamily listed at $415k.

Deal economics

• At list price, monthly cash flow is $15k ($181k/yr) — positive. Per door: $754/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $415k).
• Recommended offer: $365k (12.0% below list) — sets the bar for market timing.
• Cap rate 49.9% 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 D — 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 (-2.1%/yr); year-one equity from $3k of loan paydown is wiped out by about $9k 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 (-2.1% appreciation + 3.0% rent growth), your $116k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $365,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 12% 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 5.38% ✓
• Cap rate: 49.87%
• Cash-on-cash: 155.65%
• DSCR: 7.93
• GRM: 1.5

CMA / ARV

• ARV (median comp): $209,793
• List price: $415,000
• Delta: 97.81%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.81×
• Total profit: $907,895
• Equity at exit: $77,873

10-year hold

• IRR: —
• Equity multiple: 18.56×
• Total profit: $2,040,627
• Equity at exit: $63,969

Cash invested: $116,200 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 31.0×

Monthly cashflow live

• Estimated rent: $22,346 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$232 /mo · $2,785/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,693
• Net cashflow: $15,072

Break-even live

Break-even rent $3,267

Max offer price $415,000

Occupancy floor 28%

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

Units	Beds	Baths	Est. rent
▸ 20× units	1	1	$22,340
Total (20 units)			$22,346

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $415,000 Active 356 DOM
2. 2026-06-17
   days on market $415,000 Active 355 DOM
3. 2026-06-16
   days on market $415,000 Active 354 DOM
4. 2026-06-15
   days on market $415,000 Active 353 DOM
5. 2026-06-13
   days on market $415,000 Active 351 DOM
6. 2026-06-09
   days on market $415,000 Active 347 DOM
7. 2026-06-08
   days on market $415,000 Active 346 DOM
8. 2026-06-08
   days on market $415,000 Active 345 DOM
9. 2026-06-05
   days on market $415,000 Active 342 DOM
10. 2026-06-03
    days on market $415,000 Active 341 DOM
11. 2026-06-02
    days on market $415,000 Active 340 DOM
12. 2026-06-01
    days on market $415,000 Active 339 DOM
13. 2026-06-01
    days on market $415,000 Active 338 DOM
14. 2026-04-08
    price $415,000 604-char remark

    Show marketing remark (604 chars)

    20 unit building built in 1928 is located about 1 mile from St. Louis University, the Fox Theater, Grand Center and there are a number of new developments nearby. Building is 15,687 sq ft and is operated as a weekly or monthly rental fully furnished with utilities provided. Building is priced at $20,000 per unit. Current rent is $190 for a studio apartment and $225 for a one bedroom apartment. There are individual furnaces in each unit. The furniture in the units are included in the sale. There is a lot directly to the west of the building that could also be purchased separately for a parking lot.

15. 2026-01-03
    status Active 604-char remark

    Show marketing remark (604 chars)

    20 unit building built in 1928 is located about 1 mile from St. Louis University, the Fox Theater, Grand Center and there are a number of new developments nearby. Building is 15,687 sq ft and is operated as a weekly or monthly rental fully furnished with utilities provided. Building is priced at $20,000 per unit. Current rent is $190 for a studio apartment and $225 for a one bedroom apartment. There are individual furnaces in each unit. The furniture in the units are included in the sale. There is a lot directly to the west of the building that could also be purchased separately for a parking lot.

16. 2025-11-07
    price $425,000 604-char remark

    Show marketing remark (604 chars)

    20 unit building built in 1928 is located about 1 mile from St. Louis University, the Fox Theater, Grand Center and there are a number of new developments nearby. Building is 15,687 sq ft and is operated as a weekly or monthly rental fully furnished with utilities provided. Building is priced at $20,000 per unit. Current rent is $190 for a studio apartment and $225 for a one bedroom apartment. There are individual furnaces in each unit. The furniture in the units are included in the sale. There is a lot directly to the west of the building that could also be purchased separately for a parking lot.

17. 2025-11-03
    status Active 604-char remark

    Show marketing remark (604 chars)

    20 unit building built in 1928 is located about 1 mile from St. Louis University, the Fox Theater, Grand Center and there are a number of new developments nearby. Building is 15,687 sq ft and is operated as a weekly or monthly rental fully furnished with utilities provided. Building is priced at $20,000 per unit. Current rent is $190 for a studio apartment and $225 for a one bedroom apartment. There are individual furnaces in each unit. The furniture in the units are included in the sale. There is a lot directly to the west of the building that could also be purchased separately for a parking lot.

18. 2025-09-15
    status Pending 604-char remark

    Show marketing remark (604 chars)

    20 unit building built in 1928 is located about 1 mile from St. Louis University, the Fox Theater, Grand Center and there are a number of new developments nearby. Building is 15,687 sq ft and is operated as a weekly or monthly rental fully furnished with utilities provided. Building is priced at $20,000 per unit. Current rent is $190 for a studio apartment and $225 for a one bedroom apartment. There are individual furnaces in each unit. The furniture in the units are included in the sale. There is a lot directly to the west of the building that could also be purchased separately for a parking lot.

19. 2025-08-08
    status Active 604-char remark

    Show marketing remark (604 chars)

    20 unit building built in 1928 is located about 1 mile from St. Louis University, the Fox Theater, Grand Center and there are a number of new developments nearby. Building is 15,687 sq ft and is operated as a weekly or monthly rental fully furnished with utilities provided. Building is priced at $20,000 per unit. Current rent is $190 for a studio apartment and $225 for a one bedroom apartment. There are individual furnaces in each unit. The furniture in the units are included in the sale. There is a lot directly to the west of the building that could also be purchased separately for a parking lot.

20. 2025-07-06
    historical Active Under Contract 604-char remark

    Show marketing remark (604 chars)

    20 unit building built in 1928 is located about 1 mile from St. Louis University, the Fox Theater, Grand Center and there are a number of new developments nearby. Building is 15,687 sq ft and is operated as a weekly or monthly rental fully furnished with utilities provided. Building is priced at $20,000 per unit. Current rent is $190 for a studio apartment and $225 for a one bedroom apartment. There are individual furnaces in each unit. The furniture in the units are included in the sale. There is a lot directly to the west of the building that could also be purchased separately for a parking lot.

21. 2025-05-06
    listed $400,000 Active 604-char remark

    Show marketing remark (604 chars)

    20 unit building built in 1928 is located about 1 mile from St. Louis University, the Fox Theater, Grand Center and there are a number of new developments nearby. Building is 15,687 sq ft and is operated as a weekly or monthly rental fully furnished with utilities provided. Building is priced at $20,000 per unit. Current rent is $190 for a studio apartment and $225 for a one bedroom apartment. There are individual furnaces in each unit. The furniture in the units are included in the sale. There is a lot directly to the west of the building that could also be purchased separately for a parking lot.

22. 2015-08-11
    price $324,900
23. 2006-08-14
    soldstatus
24. 2006-08-14
    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: $2,785 · $232/mo
• Projected year-2 tax: $4,026 · $335/mo
• Expected delta: +$1,241/yr (+$103/mo · 44.5%)

ⓘ 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 · 20 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: $268,152
• − Mortgage interest: −$23,246
• − Property taxes: −$2,785
• − Insurance: −$2,075
• − Repairs & maintenance: −$21,452
• − Management: −$21,452
• − Depreciation: −$12,073
• Taxable income: $185,069
• Est. tax owed @ 24.0%: −$44,416
• After-tax cash flow: $136,448/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): 11,610

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 (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• 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

+27.7% since first listed

11 events — show timeline

• 2026-04-08 Price Changed $415,000 MARIS as Distributed by MLS Grid
• 2026-01-03 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-07 Price Changed $425,000 MARIS as Distributed by MLS Grid
• 2025-11-03 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-15 Pending — MARIS as Distributed by MLS Grid
• 2025-08-08 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-06 Contingent — MARIS as Distributed by MLS Grid
• 2025-05-06 Listed $400,000 MARIS as Distributed by MLS Grid
• 2015-08-11 Price Changed $324,900 MARIS as Distributed by MLS Grid
• 2006-08-14 Sold (Public Records) — Public Records
• 2006-08-14 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2024): $2,785 · +5.2% YoY. Source: county tax records.