4624 Newport Ave · St. Louis, MO 63116

$310,000

None bd · 4.0 ba · 3,266 sqft · MultiFamily public records · 116 Days on market

Built 1925 4,830 sqft lot $95/sqft · 26% above area Est $247k · 26% over

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• 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

— Four family income producing property in Prime Tower Grove South — Opportunity for value-add investment — Professional management in place — Spacious, recently remodeled 1 bedroom/1 bathroom units, averaging 816 sq. ft. — Large kitchen and dining area — Full-masonry brick facade in traditional South City St. Louis architectural style — Recent Capital Expenditures includes upgraded electric, HVAC, stacks, and roof replaced in 2024 — Off-street parking — Great location, just minutes from Tower Grove Park and South Grand

Key facts

• Value-add investment
• 4,830 sq ft lot
• Built 1925

Tags

• INCOME PRODUCING PROPERTY
• VALUE-ADD INVESTMENT
• PROFESSIONAL MANAGEMENT
• RECENTLY REMODELED UNITS
• LARGE KITCHEN AND DINING AREA
• FULL-MASONRY BRICK FACADE

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $271/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $282k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 (+2.6%/yr); 260 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $3,831/mo this rent would consume 75% of the median local household income ($61k/yr) (locally 1923% 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 + 2.6% rent growth), your $87k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask is 38894% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $233k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $282,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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 1925 — 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. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (median comp): $246,723
• List price: $310,000
• Delta: 25.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3923 Dunnica Ave	0.65mi	4/4.0	3,330 (+2%)	17mo	$299,900	$90	52
4258 Schiller Pl	0.46mi	2/2.0	3,168 (-3%)	19mo	$70,000	$22	50
3927 Dunnica Ave	0.65mi	4/4.0	3,400 (+4%)	17mo	$299,900	$88	48
4026 Bates St	0.60mi	—/—	3,536 (+8%)	12mo	$250,000	$71	48
3938 Chippewa St	0.67mi	4/4.0	3,128 (-4%)	19mo	$179,900	$58	46
3923 Keokuk St	0.60mi	4/4.0	3,060 (-6%)	20mo	$240,000	$78	45
3928 Dunnica Ave	0.62mi	4/4.0	2,958 (-9%)	14mo	$260,000	$88	43
3660 Neosho St	0.69mi	5/4.0	3,400 (+4%)	22mo	$249,900	$74	43
4234 Dewey Ave	0.75mi	4/4.0	3,536 (+8%)	18mo	$194,900	$55	36
5600 Morganford Rd	0.56mi	2/1.0	3,120 (-4%)	23mo	$299,000	$96	35
3931 Keokuk St	0.59mi	16/16.0	3,668 (+12%)	12mo	$90,000	$25	22
3620-3626 Morganford (4-family)	0.74mi	7/7.0	2,800 (-14%)	10mo	$369,000	$132	22

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $17,352
• Equity at exit: $46,222

10-year hold

• IRR: 14.3%
• Equity multiple: 2.13×
• Total profit: $97,890
• 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 63116

• Rents YoY: 2.6%
• Active inventory: 260
• Price-to-rent: 27.0×

Monthly cashflow live

• Estimated rent: $3,831 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$187 /mo · $2,239/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $1,085

Break-even live

Break-even rent $2,457

Max offer price $310,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,261	-5% $1,173	+0% $1,085	+5% $997	+10% $910
Rent	-10% $782	-5% $934	+0% $1,085	+5% $1,236	+10% $1,388
Rate	-1.0pp $1,241	-0.5pp $1,164	base $1,085	+0.5pp $1,005	+1.0pp $923

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,832
Total (4 units)			$3,831

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: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	44d	1	1.08mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	8d	1	1.08mi
3653 S Grand Blvd Saint Louis, MO	1.0	1.0	2050	$1,350	$0.66	2d	4	1.09mi
5042 Pernod Ave Saint Louis, MO	1.0	1.0	2870	$900	$0.31	44d	1	1.26mi
755 Dover Pl Saint Louis, MO	2.0	1.0	2750	$1,000	$0.36	44d	1	1.29mi

Listing history 29 events

1. 2026-06-10
   status $310,000 Pending 116 DOM
2. 2026-06-09
   days on market $310,000 Active 116 DOM
3. 2026-06-08
   days on market $310,000 Active 115 DOM
4. 2026-06-08
   days on market $310,000 Active 114 DOM
5. 2026-06-05
   days on market $310,000 Active 111 DOM
6. 2026-06-03
   days on market $310,000 Active 110 DOM
7. 2026-06-02
   days on market $310,000 Active 109 DOM
8. 2026-06-01
   days on market $310,000 Active 108 DOM
9. 2026-05-31
   days on market $310,000 Active 107 DOM
10. 2026-04-21
    historical $795
11. 2026-04-08
    listed $795
12. 2026-02-13
    listed $310,000 Active 580-char remark

    Show marketing remark (580 chars)

    — Four family income producing property in Prime Tower Grove South — Opportunity for value-add investment — Professional management in place — Spacious, recently remodeled 1 bedroom/1 bathroom units, averaging 816 sq. ft. — Large kitchen and dining area — Full-masonry brick facade in traditional South City St. Louis architectural style — Recent Capital Expenditures includes upgraded electric, HVAC, stacks, and roof replaced in 2024 — Off-street parking — Great location, just minutes from Tower Grove Park and South Grand

13. 2026-02-13
    historical $310,000 580-char remark

    Show marketing remark (580 chars)

    — Four family income producing property in Prime Tower Grove South — Opportunity for value-add investment — Professional management in place — Spacious, recently remodeled 1 bedroom/1 bathroom units, averaging 816 sq. ft. — Large kitchen and dining area — Full-masonry brick facade in traditional South City St. Louis architectural style — Recent Capital Expenditures includes upgraded electric, HVAC, stacks, and roof replaced in 2024 — Off-street parking — Great location, just minutes from Tower Grove Park and South Grand

14. 2025-06-16
    price $282,900
15. 2025-06-02
    price $284,900
16. 2025-05-11
    price $289,900
17. 2025-04-24
    price $299,900
18. 2025-04-03
    price $304,900
19. 2025-03-20
    listed $319,900 Active
20. 2020-07-17
    soldstatus $232,900
21. 2020-07-13
    soldstatus Closed
22. 2020-06-17
    status Pending
23. 2020-06-04
    historical Active Under Contract
24. 2020-05-28
    status Active
25. 2020-05-21
    historical Active Under Contract
26. 2020-04-30
    listed $232,900 Active
27. 2012-12-11
    soldstatus
28. 2005-02-02
    soldstatus $189,000
29. 2003-03-07
    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: $2,239 · $187/mo
• Projected year-2 tax: $3,007 · $251/mo
• Expected delta: +$768/yr (+$64/mo · 34.3%)

ⓘ 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: $45,972
• − Mortgage interest: −$17,365
• − Property taxes: −$2,239
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,678
• − Management: −$3,678
• − Depreciation: −$9,018
• Taxable income: $8,445
• Est. tax owed @ 24.0%: −$2,027
• After-tax cash flow: $10,994/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 2%

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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

+64.0% since first listed

20 events — show timeline

• 2026-04-21 Rental Removed $795 SHOWMOJO
• 2026-04-08 Listed for Rent $795 SHOWMOJO
• 2026-02-13 Listed $310,000 MARIS as Distributed by MLS Grid
• 2026-02-13 Coming Soon $310,000 MARIS as Distributed by MLS Grid
• 2025-06-16 Price Changed $282,900 MARIS as Distributed by MLS Grid
• 2025-06-02 Price Changed $284,900 MARIS as Distributed by MLS Grid
• 2025-05-11 Price Changed $289,900 MARIS as Distributed by MLS Grid
• 2025-04-24 Price Changed $299,900 MARIS as Distributed by MLS Grid
• 2025-04-03 Price Changed $304,900 MARIS as Distributed by MLS Grid
• 2025-03-20 Listed $319,900 MARIS as Distributed by MLS Grid
• 2020-07-17 Sold (Public Records) $232,900 Public Records
• 2020-07-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-06-17 Pending — MARIS as Distributed by MLS Grid
• 2020-06-04 Contingent — MARIS as Distributed by MLS Grid
• 2020-05-28 Relisted — MARIS as Distributed by MLS Grid
• 2020-05-21 Contingent — MARIS as Distributed by MLS Grid
• 2020-04-30 Listed $232,900 MARIS as Distributed by MLS Grid
• 2012-12-11 Sold (Public Records) — Public Records
• 2005-02-02 Sold (Public Records) $189,000 Public Records
• 2003-03-07 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2024): $2,239 · +5.1% YoY. Source: county tax records.