1000 Wild Cherry Ln · University City, MO 63130

$3,400,000

12 bd · 6.0 ba · 4,900 sqft · MultiFamily public records · 19 Days on market

Built 1959 6,534 sqft lot

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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 +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 28 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

1000 Wild Cherry Lane presents a rare opportunity to acquire a 28-unit multifamily asset in the heart of University City. The property features an attractive unit mix of spacious three-bedroom, two-bathroom apartments, offering a highly desirable housing option for families and long-term residents. Following a substantial $600,000 price reduction, this offering now presents compelling value for investors seeking strong upside potential in a growing submarket. Large floor plans, consistent rental demand, and a location surrounded by significant public and private investment position this asset for future appreciation and operational growth. The property is strategically located near the ongo

Key facts

• Near major employers
• Near retail centers
• Near restaurants

Tags

• 28 UNIT MULTIFAMILY ASSET
• NEAR MAJOR EMPLOYERS
• NEAR RETAIL CENTERS
• NEAR RESTAURANTS
• NEAR TRANSPORTATION ROUTES
• 28 OVERSIZED UNITS

Property features AI

Finance

• Other: Lot size approximately 0.15 acres; 28 total 3-bedroom units; Living area reported from assessor
• Financial info: Gross income: $359,045; Net operating income: $177,286; Other expenses: $181,759
• HOA & community: 28 units in the community

Exterior

• Home design: Residential income property — 5 family or more; Apartment building
• Construction: Brick veneer construction
• Exterior features: Private ownership; No pool

Interior

• Kitchen: Includes oven and refrigerator
• Bedrooms: Main and upper level bedrooms: 0
• Bathrooms: Main and upper level bathrooms: 0
• Heating & cooling: Forced air heat (natural gas); Central air conditioning (gas)
• Interior features: Oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 28 × 3-bed/2-bath units multifamily listed at $3.40M.

Deal economics

• At list price, monthly cash flow is $17k ($201k/yr) — positive. Per door: $600/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($51k rent vs $3.40M).
• Recommended offer: $3.35M (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 4.4% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jackson Park Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 268 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $50,993/mo this rent would consume 713% of the median local household income ($86k/yr) (locally 893% 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 $24k of loan paydown is wiped out by about $102k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $952k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($3.35M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y 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.
• Current owner paid $186k; list at $3.40M implies a 1728% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $3,349,000 (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 1959 — 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 B-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. 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: 1.50% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.16%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.58×
• Total profit: $550,536
• Equity at exit: $506,951

10-year hold

• IRR: 23.6%
• Equity multiple: 3.09×
• Total profit: $1,990,139
• Equity at exit: $293,970

Cash invested: $952,000 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 155.6×

Monthly cashflow live

• Estimated rent: $50,993 high
• Mortgage (P&I): −$17,830
• Tax est. 1.5%: −$4,250 /mo · $51,000/yr
• Insurance: −$1,417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,709
• Net cashflow: $16,788

Break-even live

Break-even rent $29,743

Max offer price $3,400,000

Occupancy floor 62%

Sensitivity live

Price	-10% $19,137	-5% $17,963	+0% $16,788	+5% $15,613	+10% $14,438
Rent	-10% $12,759	-5% $14,774	+0% $16,788	+5% $18,802	+10% $20,816
Rate	-1.0pp $18,500	-0.5pp $17,653	base $16,788	+0.5pp $15,907	+1.0pp $15,011

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

Units	Beds	Baths	Est. rent
▸ 28× units	3	2	$50,988
Total (28 units)			$50,993

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: $850,000
• Closing costs: $102,000
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-21
   days on market $3,400,000 Active 19 DOM
2. 2026-06-18
   days on market $3,400,000 Active 16 DOM
3. 2026-06-17
   days on market $3,400,000 Active 15 DOM
4. 2026-06-16
   days on market $3,400,000 Active 14 DOM
5. 2026-06-15
   days on market $3,400,000 Active 13 DOM
6. 2026-06-13
   days on market $3,400,000 Active 11 DOM
7. 2026-06-13
   days on market $3,400,000 Active 10 DOM
8. 2026-06-09
   days on market $3,400,000 Active 7 DOM
9. 2026-06-08
   days on market $3,400,000 Active 6 DOM
10. 2026-06-07
    days on market $3,400,000 Active 5 DOM
11. 2026-06-05
    days on market $3,400,000 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    pricestatusdays on marketlisting id $3,400,000 Active 1 DOM
14. 2026-04-21
    price $3,599,999
15. 2026-03-18
    price $3,800,000
16. 2026-02-16
    listed $4,000,000 Active
17. 2025-03-15
    historical $1,300
18. 2025-02-13
    listed $1,300
19. 2025-02-13
    historical $1,300
20. 2025-01-23
    listed $1,300
21. 2025-01-17
    historical $1,325
22. 2025-01-14
    listed $1,325
23. 2024-12-13
    historical $1,325
24. 2024-11-15
    listed $1,325
25. 2024-10-19
    historical $1,325
26. 2024-10-05
    price $1,325
27. 2024-09-27
    historical $1,200
28. 2024-09-27
    listed $1,200
29. 2024-09-07
    listed $1,325
30. 2024-09-07
    historical $1,350
31. 2024-08-22
    listed $1,350
32. 2024-03-14
    historical $1,200
33. 2024-01-20
    listed $1,200
34. 2024-01-12
    historical $1,250
35. 2023-12-30
    price $1,250
36. 2023-12-22
    price $1,295
37. 2023-11-28
    listed $1,350
38. 2019-12-26
    soldstatus
39. 2016-01-19
    soldstatus $186,000
40. 1995-04-20
    soldstatus $125,000

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

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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $611,916
• − Mortgage interest: −$190,453
• − Property taxes: −$51,000
• − Insurance: −$17,000
• − Repairs & maintenance: −$48,953
• − Management: −$48,953
• − Depreciation: −$98,909
• Taxable income: $156,647
• Est. tax owed @ 24.0%: −$37,595
• After-tax cash flow: $163,859/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 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: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+2620.0% since first listed

28 events — show timeline

• 2026-06-02 Listed $3,400,000 MARIS as Distributed by MLS Grid
• 2026-04-21 Price Changed $3,599,999 MARIS as Distributed by MLS Grid
• 2026-03-18 Price Changed $3,800,000 MARIS as Distributed by MLS Grid
• 2026-02-16 Listed $4,000,000 MARIS as Distributed by MLS Grid
• 2025-03-15 Rental Removed $1,300 APPFOLIO
• 2025-02-13 Listed for Rent $1,300 APPFOLIO
• 2025-02-13 Rental Removed $1,300 APPFOLIO
• 2025-01-23 Listed for Rent $1,300 APPFOLIO
• 2025-01-17 Rental Removed $1,325 APPFOLIO
• 2025-01-14 Listed for Rent $1,325 APPFOLIO
• 2024-12-13 Rental Removed $1,325 APPFOLIO
• 2024-11-15 Listed for Rent $1,325 APPFOLIO
• 2024-10-19 Rental Removed $1,325 APPFOLIO
• 2024-10-05 Price Changed $1,325 APPFOLIO
• 2024-09-27 Rental Removed $1,200 APPFOLIO
• 2024-09-27 Listed for Rent $1,200 APPFOLIO
• 2024-09-07 Listed for Rent $1,325 APPFOLIO
• 2024-09-07 Rental Removed $1,350 APPFOLIO
• 2024-08-22 Listed for Rent $1,350 APPFOLIO
• 2024-03-14 Rental Removed $1,200 APPFOLIO
• 2024-01-20 Listed for Rent $1,200 APPFOLIO
• 2024-01-12 Rental Removed $1,250 APPFOLIO
• 2023-12-30 Price Changed $1,250 APPFOLIO
• 2023-12-22 Price Changed $1,295 APPFOLIO
• 2023-11-28 Listed for Rent $1,350 APPFOLIO
• 2019-12-26 Sold (Public Records) — Public Records
• 2016-01-19 Sold (Public Records) $186,000 Public Records
• 1995-04-20 Sold (Public Records) $125,000 Public Records

Property tax history

+4.9%/yr

Latest (2022): $4,568 · +1.0% YoY. Source: county tax records.