3113-3115 Magnolia Ave · St. Louis, MO 63118

$347,000

4 bd · 6.0 ba · 2,924 sqft · MultiFamily · 81 Days on market

Built 1884 Fair condition $119/sqft · 9% below area Est $381k · 9% under ↓ 23% since listing

---

Why this score? — see what drove the C 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 +21.5/30.0
• ARV discount +11.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• 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

Don’t miss this solid brick quadplex in one of St. Louis’ most sought-after rental neighborhoods. Each unit offers 1 bedroom, 1 bath (with one unit featuring 1.5 baths), giving tenants comfortable layouts that are always in demand. This building is already a proven income producer: Unit 1: Vacant Unit 2: $795/month Unit 3: $850/month Unit 4: $875/month That’s a potential $3,420 per month in gross rental income—a strong cash flow for any savvy investor. With three units occupied and one ready to fill, you’ll have immediate returns plus the option to raise rents to match neighborhood averages. Located in prime Tower Grove East, this property benefits from easy walkability, quick access to Tower Grove Park, dining, and entertainment. Units in this area lease quickly, making this a low-vacancy, high-demand investment. Please note: One unit is available for showings now. The occupied units can be viewed with an accepted contract. Property to be sold as-is. This is your chance to add a high-performing asset in a premium location to your portfolio—schedule your showing today!

Key facts

• Premium location
• Solid brick quadplex
• Built 1884

Tags

• SOLID BRICK QUADPLEX
• PROVEN INCOME PRODUCER
• HIGH-PERFORMING ASSET
• PREMIUM LOCATION

What this means for you Summary

Snapshot

• This is a 4 × 1.0-bed/1.5-bath units multifamily listed at $347k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive. Per door: $130/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $347k).
• Recommended offer: $326k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 C — 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 fast (+4.9%/yr); 240 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,696/mo this rent would consume 77% 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 $10k 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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($326k) 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 1884 — 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 $326,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $380,827
• List price: $347,000
• Delta: -8.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3161 Oregon Ave	0.49mi	4/—	2,706 (-8%)	2mo	$275,000	$102	63
2715 Arkansas Ave	0.36mi	4/4.0	3,060 (+5%)	12mo	$485,000	$158	57
2849 Accomac St	0.41mi	5/2.0 (+1)	2,922 (-0%)	7mo	$369,900	$127	55
3146 Nebraska Ave	0.44mi	5/4.0 (+1)	3,100 (+6%)	4mo	$349,900	$113	54
3216-18 Iowa Ave	0.66mi	4/4.0	2,976 (+2%)	8mo	$359,900	$121	52
2309 S Jefferson Ave	0.55mi	3/3.0 (-1)	2,788 (-5%)	2mo	$300,000	$108	48
2852 Victor St	0.23mi	5/2.0 (+1)	2,640 (-10%)	16mo	$335,000	$127	40
3416 Utah St	0.71mi	4/2.0	2,700 (-8%)	1mo	$150,000	$56	38
3418 Hartford St	0.44mi	5/2.0 (+1)	2,528 (-14%)	6mo	$319,999	$127	32
3439 Utah St	0.70mi	5/2.0 (+1)	2,642 (-10%)	2mo	$359,000	$136	30
3512 Magnolia Ave	0.38mi	4/2.0	2,500 (-14%)	16mo	$280,000	$112	29
3634 Connecticut St	0.72mi	5/2.0 (+1)	2,630 (-10%)	12mo	$395,000	$150	20

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-15,779
• Equity at exit: $51,739

10-year hold

• IRR: 7.5%
• Equity multiple: 1.62×
• Total profit: $59,822
• Equity at exit: $30,002

Cash invested: $97,160 (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: 31.3×

Monthly cashflow live

• Estimated rent: $3,696 high
• Mortgage (P&I): −$1,820
• Tax est. 1.5%: −$434 /mo · $5,205/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$776
• Net cashflow: $522

Break-even live

Break-even rent $3,035

Max offer price $347,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1.0	1.5	$3,696
Total (4 units)			$3,696

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: $86,750
• Closing costs: $10,410
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	23d	1	0.30mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	43d	1	0.63mi
2811 Missouri Ave Saint Louis, MO	4.0	2.5	2673	$3,622	$1.36	43d	1	0.66mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	16d	1	0.89mi
2048 Russell Blvd Saint Louis, MO	4.0	2.0	3024	$2,300	$0.76	43d	1	0.92mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	7d	1	0.99mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	43d	1	1.12mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	4d	1	1.13mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	7d	1	1.13mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	43d	1	1.13mi
1231 Allen Market Ln St. Louis, MO	3.0	2.5	3000	$1,995	$0.67	43d	1	1.24mi
1229-1231 Allen Market Ln Unit 1231 St. Louis, MO	3.0	3.0	3000	$1,995	$0.67	43d	1	1.24mi
4145-4147 Hartford St St. Louis, MO	4.0	3.5	2400	$3,800	$1.58	12d	1	1.30mi
2211 Menard St Unit B St. Louis, MO	3.0	1.5	2440	$2,200	$0.90	3d	1	1.33mi
2211 Menard St Unit A St. Louis, MO	3.0	1.5	2440	$2,200	$0.90	4d	1	1.33mi
2406 S 10th St Saint Louis, MO	3.0	2.0	2000	$1,950	$0.97	23d	1	1.35mi

Listing history 17 events

1. 2026-06-18
   days on market $347,000 Active 81 DOM
2. 2026-06-17
   days on market $347,000 Active 80 DOM
3. 2026-06-16
   days on market $347,000 Active 79 DOM
4. 2026-06-15
   days on market $347,000 Active 78 DOM
5. 2026-06-13
   days on market $347,000 Active 76 DOM
6. 2026-06-09
   days on market $347,000 Active 72 DOM
7. 2026-06-08
   days on market $347,000 Active 71 DOM
8. 2026-06-08
   days on market $347,000 Active 70 DOM
9. 2026-06-05
   days on market $347,000 Active 67 DOM
10. 2026-06-03
    days on market $347,000 Active 66 DOM
11. 2026-06-02
    days on market $347,000 Active 65 DOM
12. 2026-06-01
    days on market $347,000 Active 64 DOM
13. 2026-05-31
    days on market $347,000 Active 63 DOM
14. 2026-03-29
    listed $347,000 Active 1130-char remark

    Show marketing remark (1130 chars)

    Don’t miss this solid brick quadplex in one of St. Louis’ most sought-after rental neighborhoods. Each unit offers 1 bedroom, 1 bath (with one unit featuring 1.5 baths), giving tenants comfortable layouts that are always in demand. This building is already a proven income producer: Unit 1: Vacant Unit 2: $795/month Unit 3: $850/month Unit 4: $875/month That’s a potential $3,420 per month in gross rental income—a strong cash flow for any savvy investor. With three units occupied and one ready to fill, you’ll have immediate returns plus the option to raise rents to match neighborhood averages. Located in prime Tower Grove East, this property benefits from easy walkability, quick access to Tower Grove Park, dining, and entertainment. Units in this area lease quickly, making this a low-vacancy, high-demand investment. Please note: One unit is available for showings now. The occupied units can be viewed with an accepted contract. Property to be sold as-is. This is your chance to add a high-performing asset in a premium location to your portfolio—schedule your showing today!

15. 2025-10-11
    price $439,900
16. 2025-08-21
    listed $450,000 Active
17. 2025-08-21
    historical

ⓘ 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 ≥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: $44,352
• − Mortgage interest: −$19,437
• − Property taxes: −$5,205
• − Insurance: −$1,735
• − Repairs & maintenance: −$3,548
• − Management: −$3,548
• − Depreciation: −$10,095
• Taxable income: $784
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $6,074/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This solid brick quadplex in a sought-after rental neighborhood requires moderate renovations to improve its condition and value. Immediate updates to the kitchen and bathrooms, along with an HVAC upgrade, would significantly enhance its rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Minor bathroom fixtures — standard fixtures, could be upgraded
• Minor flooring — hardwood floors in living areas, could be refinished
• Minor interior walls — neutral paint, some scuff marks, could be repainted

Value-add opportunities

• Both kitchen renovation — dated cabinetry and countertops
• Rental bathroom updates — standard fixtures, could be upgraded
• Both HVAC upgrade — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures, could be upgraded	Minor	$500–3,000
flooring · hardwood floors in living areas, could be refinished	Minor	$500–3,000
interior walls · neutral paint, some scuff marks, could be repainted	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Both kitchen renovation — dated cabinetry and countertops ↑
• Rental bathroom updates — standard fixtures, could be upgraded ↑
• Both HVAC upgrade — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-22.9% since first listed

4 events — show timeline

• 2026-03-29 Listed $347,000 MARIS as Distributed by MLS Grid
• 2025-10-11 Price Changed $439,900 MARIS as Distributed by MLS Grid
• 2025-08-21 Listed $450,000 MARIS as Distributed by MLS Grid
• 2025-08-21 Coming Soon — MARIS as Distributed by MLS Grid