3541 Oregon Ave · St. Louis, MO 63118

$310,000

8 bd · 4.0 ba · 3,536 sqft · MultiFamily public records · 10 Days on market

Built 1924 5,279 sqft lot Est $332k · 7% under

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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
• ARV discount +10.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +3.7/5.0
• 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: 4 units. confirmed

Listing remarks MLS

For comp purposes only - Turn key cash flow building with units leased at 1125/mo

Key facts

• Newer kitchens
• 5,279 sq ft lot
• Built 1924

Tags

• VACANT 4-FAMILY BUILDING
• EXTENSIVE REHABILITATION
• EFFICIENT 2 BEDROOM LAYOUTS
• ORIGINAL HARDWOOD FLOORING
• NEWER KITCHENS
• CLEAN UPDATED BATHROOM TILING

Property features AI

Exterior

• Home design: Residential income property (2–4 units)
• Construction: Brick and stone construction
• Exterior features: Located in the Gravois Park neighborhood; Lot of approximately 0.12 acres

Interior

• Bedrooms: Four 2-bedroom units
• Bathrooms: Four 1-bath units
• Heating & cooling: Central air
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $377/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Cap rate 12.1% 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: Froebel Elem. (math 8% / reading 8%, grade F, #1,052 of 1,115 statewide, top 95%, 176 students, 98% 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 240 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $4,261/mo this rent would consume 89% of the median local household income ($58k/yr) (locally 1495% 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 $2k 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 (-3.0% appreciation + 4.9% rent growth), your $87k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 1924 — 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 $310,000

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 1924 — 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: 1.37% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.86%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $332,384
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3545 Oregon Ave	0.01mi	8/4.0	3,536 (0%)	4mo	$359,900	$102	96
3719 Pennsylvania Ave	0.24mi	8/4.0	3,750 (+6%)	2mo	$99,900	$27	77
3638-3640 Minnesota Ave	0.20mi	8/4.0	3,876 (+10%)	3mo	$250,000	$64	72
3441 Iowa Ave	0.17mi	8/4.0	3,952 (+12%)	2mo	$250,000	$63	71
3523 Ohio Ave Unit -25	0.19mi	8/4.0	3,774 (+7%)	20mo	$112,500	$30	63
3446 Indiana Ave	0.42mi	7/4.0 (-1)	3,557 (+1%)	23mo	$335,000	$94	55
3738 Tennessee Ave	0.53mi	8/6.0	3,711 (+5%)	9mo	$350,000	$94	52
2845 Wyoming St	0.47mi	7/4.0 (-1)	3,850 (+9%)	15mo	$419,900	$109	46
2856 Wyoming St	0.44mi	7/2.0 (-1)	3,105 (-12%)	6mo	$319,900	$103	41
3120 Nebraska Ave	0.63mi	8/4.0	4,058 (+15%)	7mo	$349,900	$86	40
3170 Oregon Ave	0.50mi	8/8.0	4,028 (+14%)	22mo	$475,000	$118	19

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.62×
• Total profit: $54,020
• Equity at exit: $46,222

10-year hold

• IRR: 25.1%
• Equity multiple: 3.37×
• Total profit: $205,554
• Equity at exit: $26,803

Cash invested: $86,800 (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 63118

• Rents YoY: 4.9%
• Active inventory: 240
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $4,261 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$895
• Net cashflow: $1,509

Break-even live

Break-even rent $2,351

Max offer price $310,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,684	-5% $1,597	+0% $1,509	+5% $1,421	+10% $1,334
Rent	-10% $1,172	-5% $1,341	+0% $1,509	+5% $1,677	+10% $1,846
Rate	-1.0pp $1,665	-0.5pp $1,588	base $1,509	+0.5pp $1,429	+1.0pp $1,347

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,260
Total (4 units)			$4,261

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $310,000 Active 10 DOM
2. 2026-06-17
   days on market $310,000 Active 9 DOM
3. 2026-06-16
   days on market $310,000 Active 8 DOM
4. 2026-06-15
   days on market $310,000 Active 7 DOM
5. 2026-06-13
   days on market $310,000 Active 5 DOM
6. 2026-06-08
   remarks 699-char remark
7. 2026-06-08
   listed $310,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,228 · $102/mo
• Projected year-2 tax: $3,007 · $251/mo
• Expected delta: +$1,779/yr (+$148/mo · 144.8%)

ⓘ 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: $51,132
• − Mortgage interest: −$17,365
• − Property taxes: −$1,228
• − Insurance: −$1,550
• − Repairs & maintenance: −$4,091
• − Management: −$4,091
• − Depreciation: −$9,018
• Taxable income: $13,790
• Est. tax owed @ 24.0%: −$3,310
• After-tax cash flow: $14,798/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+453.6% since first listed

16 events — show timeline

• 2026-06-08 Listed $310,000 MARIS as Distributed by MLS Grid
• 2025-09-01 Rental Removed $875 MARIS
• 2025-07-02 Listed for Rent $875 MARIS
• 2022-08-18 Sold (Public Records) $460,000 Public Records
• 2022-08-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-01-23 Sold (Public Records) $175,000 Public Records
• 2020-01-15 Listed $175,000 MARIS as Distributed by MLS Grid
• 2020-01-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-07-11 Sold (Public Records) $150,000 Public Records
• 2012-12-05 Sold (Public Records) $53,500 Public Records
• 2012-11-02 Sold (Public Records) $96,000 Public Records
• 2012-10-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-09-28 Listed $52,500 MARIS as Distributed by MLS Grid
• 2006-02-28 Sold (Public Records) $56,000 Public Records
• 2005-01-21 Sold (Public Records) — Public Records
• 2000-09-05 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2022): $1,228 · +67.8% YoY. Source: county tax records.