311 Eichelberger St · St. Louis, MO 63111

$85,500

None bd · 4.0 ba · 3,536 sqft · MultiFamily public records · 33 Days on market

Built 1928 5,083 sqft lot $24/sqft · 63% below area

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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
• Rent growth +3.3/5.0
• 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

Investors! Opportunity knocks! Nice income potential! Brick 4 family, needs rehab. Offered as-is / where is. South city location with nearby amenities and highway access. Come and take a look! Bring a flashlight.

Key facts

• South city location
• Nearby amenities
• Highway access

Tags

• SOUTH CITY LOCATION
• NEARBY AMENITIES
• HIGHWAY ACCESS

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $86k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $543/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.
• Cap rate 36.8% 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.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,443/mo this rent would consume 88% of the median local household income ($47k/yr) (locally 1364% 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 $591 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 + 3.3% rent growth), your $24k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 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 $82,935 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1928 — 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: 4.03% ✓
• Cap rate: 36.76%
• Cash-on-cash: 108.79%
• DSCR: 5.84
• GRM: 2.1

CMA / ARV

• ARV (median comp): $232,108
• List price: $85,500
• Delta: -63.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5321 Michigan Ave	0.08mi	4/4.0	3,536 (0%)	2mo	$245,000	$69	95
521 Fassen St	0.23mi	6/4.0	3,700 (+5%)	3mo	$145,000	$39	79
5301 S Broadway	0.14mi	—/—	3,809 (+8%)	8mo	$225,000	$59	74
541 Eiler St	0.26mi	—/—	3,740 (+6%)	6mo	$59,900	$16	73
5043 Alaska	0.46mi	6/4.0	3,672 (+4%)	9mo	$299,900	$82	65
4548 Virginia Ave	0.54mi	—/—	3,640 (+3%)	7mo	$155,000	$43	64
204 Bellerive Blvd	0.31mi	4/4.0	3,060 (-14%)	0mo	$273,000	$89	63
4552 Virginia Ave	0.54mi	4/4.0	3,740 (+6%)	4mo	$40,000	$11	62
5224 Louisiana Ave	0.49mi	—/—	3,740 (+6%)	7mo	$299,900	$80	62
4657 Idaho Ave	0.52mi	5/4.0	3,336 (-6%)	8mo	$255,000	$76	60
5101 Vermont Ave Ave	0.26mi	11/3.0	3,120 (-12%)	10mo	$150,000	$48	56
4656 Virginia Ave	0.41mi	5/2.0	3,014 (-15%)	1mo	$244,900	$81	48

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.24×
• Total profit: $125,346
• Equity at exit: $12,748

10-year hold

• IRR: —
• Equity multiple: 13.16×
• Total profit: $291,128
• Equity at exit: $7,392

Cash invested: $23,940 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,443 high
• Mortgage (P&I): −$448
• Tax from tax record: −$66 /mo · $786/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$723
• Net cashflow: $2,170

Break-even live

Break-even rent $696

Max offer price $85,500

Occupancy floor 32%

Sensitivity live

Price	-10% $2,219	-5% $2,195	+0% $2,170	+5% $2,146	+10% $2,122
Rent	-10% $1,898	-5% $2,034	+0% $2,170	+5% $2,306	+10% $2,442
Rate	-1.0pp $2,213	-0.5pp $2,192	base $2,170	+0.5pp $2,148	+1.0pp $2,126

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,444
Total (4 units)			$3,443

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5301 S Broadway Saint Louis, MO	2.0	1.0	3809	$1,900	$0.50	3d	1	0.13mi
755 Dover Pl Saint Louis, MO	2.0	1.0	2750	$1,000	$0.36	45d	1	0.54mi

Listing history 8 events

1. 2026-05-12
   status Pending 212-char remark

   Show marketing remark (212 chars)

   Investors! Opportunity knocks! Nice income potential! Brick 4 family, needs rehab. Offered as-is / where is. South city location with nearby amenities and highway access. Come and take a look! Bring a flashlight.

2. 2026-04-09
   listed $85,500 Active 212-char remark

   Show marketing remark (212 chars)

   Investors! Opportunity knocks! Nice income potential! Brick 4 family, needs rehab. Offered as-is / where is. South city location with nearby amenities and highway access. Come and take a look! Bring a flashlight.

3. 2025-11-08
   listed $79,900 Active
4. 2005-04-22
   soldstatus $150,000
5. 2004-01-22
   soldstatus
6. 1999-01-06
   soldstatus $38,000
7. 1999-01-06
   soldstatus
8. 1993-08-05
   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: $786 · $66/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$43/yr (+$4/mo · 5.5%)

ⓘ 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 ≥109°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: $41,316
• − Mortgage interest: −$4,789
• − Property taxes: −$786
• − Insurance: −$428
• − Repairs & maintenance: −$3,305
• − Management: −$3,305
• − Depreciation: −$2,487
• Taxable income: $26,215
• Est. tax owed @ 24.0%: −$6,292
• After-tax cash flow: $19,754/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+125.0% since first listed

8 events — show timeline

• 2026-05-12 Pending — MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $85,500 MARIS as Distributed by MLS Grid
• 2025-11-08 Listed $79,900 MARIS as Distributed by MLS Grid
• 2005-04-22 Sold (Public Records) $150,000 Public Records
• 2004-01-22 Sold (Public Records) — Public Records
• 1999-01-06 Sold (Public Records) — Public Records
• 1999-01-06 Sold (Public Records) $38,000 Public Records
• 1993-08-05 Sold (Public Records) — Public Records

Property tax history

-4.1%/yr

Latest (2024): $786 · +5.0% YoY. Source: county tax records.