4726 Kensington Pl · St. Louis, MO 63108

$60,000

8 bd · 4.0 ba · 4,190 sqft · MultiFamily public records · 249 Days on market

Built 1898 5,928 sqft lot $14/sqft · 60% below area ↓ 8% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This 4-Family historic property on a quiet street offers an exciting investment opportunity in a rapidly developing area in the Central West End with ARV over $350K! All 2BR/1BA spacious units are over 1000 sq ft. Exterior tuck pointing has already been completed along with all new decking and back porches constructed with high-end timber.

Key facts

• Historic property
• New back decking
• 5,928 sq ft lot

Tags

• HISTORIC PROPERTY
• INVESTMENT OPPORTUNITY
• RAPIDLY DEVELOPING AREA
• ARCHITECTURAL ELEMENTS
• EXTERIOR TUCKPOINTING
• NEW BACK DECKING

What this means for you Summary

Snapshot

• This is a 4 × 2.0-bed/1.0-bath units multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 99.2% 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 D — 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 (+3.1%/yr); 152 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $6,340/mo this rent would consume 138% of the median local household income ($55k/yr) (locally 2180% 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 $415 of loan paydown is wiped out by about $2k 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 + 3.1% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $65k (52%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% 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 1898 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 10.57% ✓
• Cap rate: 99.21%
• Cash-on-cash: 331.86%
• DSCR: 15.77
• GRM: 0.8

CMA / ARV

• ARV (median comp): $149,922
• List price: $60,000
• Delta: -59.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5172 Kensington Ave	0.73mi	7/2.0 (-1)	3,610 (-14%)	17mo	$135,000	$37	16

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 · 3.1% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 18.08×
• Total profit: $286,884
• Equity at exit: $8,946

10-year hold

• IRR: —
• Equity multiple: 38.72×
• Total profit: $633,722
• Equity at exit: $5,188

Cash invested: $16,800 (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 63108

• Home prices YoY: -33.1%
• Rents YoY: 3.1%
• Active inventory: 152
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $6,340 high
• Mortgage (P&I): −$315
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,331
• Net cashflow: $4,646

Break-even live

Break-even rent $459

Max offer price $60,000

Occupancy floor 22%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	1	$6,340
Total (4 units)			$6,340

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $60,000 Active 249 DOM
2. 2026-06-17
   days on market $60,000 Active 248 DOM
3. 2026-06-16
   days on market $60,000 Active 247 DOM
4. 2026-06-15
   days on market $60,000 Active 246 DOM
5. 2026-06-13
   days on market $60,000 Active 244 DOM
6. 2026-06-09
   days on market $60,000 Active 240 DOM
7. 2026-06-08
   days on market $60,000 Active 239 DOM
8. 2026-06-08
   days on market $60,000 Active 238 DOM
9. 2026-06-05
   days on market $60,000 Active 235 DOM
10. 2026-06-03
    days on market $60,000 Active 234 DOM
11. 2026-06-02
    days on market $60,000 Active 233 DOM
12. 2026-06-01
    days on market $60,000 Active 232 DOM
13. 2026-05-31
    days on market $60,000 Active 231 DOM
14. 2026-05-01
    status Active 341-char remark

    Show marketing remark (341 chars)

    This 4-Family historic property on a quiet street offers an exciting investment opportunity in a rapidly developing area in the Central West End with ARV over $350K! All 2BR/1BA spacious units are over 1000 sq ft. Exterior tuck pointing has already been completed along with all new decking and back porches constructed with high-end timber.

15. 2026-03-31
    status Active 341-char remark

    Show marketing remark (341 chars)

    This 4-Family historic property on a quiet street offers an exciting investment opportunity in a rapidly developing area in the Central West End with ARV over $350K! All 2BR/1BA spacious units are over 1000 sq ft. Exterior tuck pointing has already been completed along with all new decking and back porches constructed with high-end timber.

16. 2026-02-10
    status Active 341-char remark

    Show marketing remark (341 chars)

    This 4-Family historic property on a quiet street offers an exciting investment opportunity in a rapidly developing area in the Central West End with ARV over $350K! All 2BR/1BA spacious units are over 1000 sq ft. Exterior tuck pointing has already been completed along with all new decking and back porches constructed with high-end timber.

17. 2026-02-06
    status Active 341-char remark

    Show marketing remark (341 chars)

    This 4-Family historic property on a quiet street offers an exciting investment opportunity in a rapidly developing area in the Central West End with ARV over $350K! All 2BR/1BA spacious units are over 1000 sq ft. Exterior tuck pointing has already been completed along with all new decking and back porches constructed with high-end timber.

18. 2026-01-19
    price $60,000 341-char remark

    Show marketing remark (341 chars)

    This 4-Family historic property on a quiet street offers an exciting investment opportunity in a rapidly developing area in the Central West End with ARV over $350K! All 2BR/1BA spacious units are over 1000 sq ft. Exterior tuck pointing has already been completed along with all new decking and back porches constructed with high-end timber.

19. 2025-12-13
    price $70,000 341-char remark

    Show marketing remark (341 chars)

    This 4-Family historic property on a quiet street offers an exciting investment opportunity in a rapidly developing area in the Central West End with ARV over $350K! All 2BR/1BA spacious units are over 1000 sq ft. Exterior tuck pointing has already been completed along with all new decking and back porches constructed with high-end timber.

20. 2025-11-18
    price $80,000 341-char remark

    Show marketing remark (341 chars)

    This 4-Family historic property on a quiet street offers an exciting investment opportunity in a rapidly developing area in the Central West End with ARV over $350K! All 2BR/1BA spacious units are over 1000 sq ft. Exterior tuck pointing has already been completed along with all new decking and back porches constructed with high-end timber.

21. 2025-10-16
    price $95,000 341-char remark

    Show marketing remark (341 chars)

    This 4-Family historic property on a quiet street offers an exciting investment opportunity in a rapidly developing area in the Central West End with ARV over $350K! All 2BR/1BA spacious units are over 1000 sq ft. Exterior tuck pointing has already been completed along with all new decking and back porches constructed with high-end timber.

22. 2025-09-22
    listed $125,000 Active 341-char remark

    Show marketing remark (341 chars)

    This 4-Family historic property on a quiet street offers an exciting investment opportunity in a rapidly developing area in the Central West End with ARV over $350K! All 2BR/1BA spacious units are over 1000 sq ft. Exterior tuck pointing has already been completed along with all new decking and back porches constructed with high-end timber.

23. 2024-10-26
    historical
24. 2024-10-10
    listed $65,000 Active

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$306/yr (+$26/mo · 111.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 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: $76,080
• − Mortgage interest: −$3,361
• − Property taxes: −$276
• − Insurance: −$300
• − Repairs & maintenance: −$6,086
• − Management: −$6,086
• − Depreciation: −$1,745
• Taxable income: $58,225
• Est. tax owed @ 24.0%: −$13,974
• After-tax cash flow: $41,778/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): 21,336
• Household income: $55,147
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 2180.0

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 0.62)
• Race & ethnicity: White 54% Black 26% Asian 13% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 4% Romanian 3% Iranian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 3% Other Asian/Pacific 3% Spanish 3%

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: ▼ -111.22%
• Current HPI: 225.1081
• Rent YoY: ▲ 3.10%
• 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

-7.7% since first listed

11 events — show timeline

• 2026-05-01 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-31 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-10 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-06 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-19 Price Changed $60,000 MARIS as Distributed by MLS Grid
• 2025-12-13 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2025-11-18 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2025-10-16 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2025-09-22 Listed $125,000 MARIS as Distributed by MLS Grid
• 2024-10-26 Delisted — MARIS as Distributed by MLS Grid
• 2024-10-10 Listed $65,000 MARIS as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2024): $276 · +4.6% YoY. Source: county tax records.