3829 S Compton Ave · St. Louis, MO 63118

$184,900

4 bd · 2.0 ba · 2,086 sqft · MultiFamily public records · 137 Days on market

Built 1914 3,123 sqft lot $89/sqft · 26% above area Est $147k · 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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• Rent growth +3.7/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Ideal for investors or owner-occupants, this two-story brick duplex offers two private bedrooms and one full bathroom per unit. Both units feature spacious living areas filled with natural light, eat-in kitchens, efficient layouts, and rear sun porches/back balconies. Perfectly positioned, this duplex sits within blocks of multiple public parks, the vibrant culture of Cherokee Street, and the bustling South Grand District. Don’t miss this opportunity to acquire a character-rich property with income-generating potential! Recently appraised for $200,000.

Key facts

• 3,123 sq ft lot
• Built 1914
• Listed 136 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive. Per door: $258/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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); 243 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 43% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 4.9% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y ago; this cycle's ask is 18390% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $120k; list at $185k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1914 — 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: 1.11% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $146,803
• List price: $184,900
• Delta: 25.95%
• 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
3743 Louisiana Ave	0.16mi	4/2.0	2,356 (+13%)	7mo	$209,900	$89	65
3643 Winnebago St	0.46mi	4/2.0	2,250 (+8%)	3mo	$120,000	$53	63
3442 Gasconade St	0.38mi	5/2.5 (+1)	2,184 (+5%)	6mo	$119,990	$55	63
3651 Winnebago St	0.48mi	4/2.0	2,250 (+8%)	4mo	$200,000	$89	62
3868 Meramec St	0.67mi	4/2.0	2,224 (+7%)	8mo	$175,000	$79	51
4331 S 38th St	0.73mi	4/4.0	2,088 (+0%)	12mo	$180,000	$86	48
3025 Utah St	0.71mi	5/3.0 (+1)	2,162 (+4%)	6mo	$235,000	$109	46
3529 S Spring	0.67mi	4/2.0	1,866 (-10%)	11mo	$49,900	$27	42
4229 S 38th St	0.63mi	4/2.0	2,304 (+10%)	14mo	$175,000	$76	42
3625 Phillips Pl Unit 1 & 2	0.41mi	4/4.0	1,778 (-15%)	10mo	$155,000	$87	40
3750 Dunnica Ave	0.55mi	3/2.0 (-1)	1,804 (-14%)	8mo	$145,000	$80	40
3455 Grace Ave	0.65mi	4/2.0	2,394 (+15%)	12mo	$200,000	$84	35

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $6,798
• Equity at exit: $27,569

10-year hold

• IRR: 14.4%
• Equity multiple: 2.25×
• Total profit: $64,875
• Equity at exit: $15,987

Cash invested: $51,772 (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: 243
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$970
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $516

Break-even live

Break-even rent $1,398

Max offer price $184,900

Occupancy floor 70%

Sensitivity live

Price	-10% $621	-5% $568	+0% $516	+5% $464	+10% $411
Rent	-10% $354	-5% $435	+0% $516	+5% $597	+10% $678
Rate	-1.0pp $609	-0.5pp $563	base $516	+0.5pp $468	+1.0pp $419

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,050
Total (2 units)			$2,051

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	16d	1	0.11mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	25d	1	0.11mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	3d	1	0.35mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	45d	1	0.40mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	45d	1	0.42mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	18d	1	0.51mi
3411 Cherokee St St. Louis, MO	4.0	2.0	1568	$1,825	$1.16	0d	1	0.57mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	45d	1	0.57mi
4222 S 38th St St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	0d	1	0.61mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	21d	1	0.61mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	45d	1	0.63mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	9d	1	0.64mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	17d	1	0.71mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	0d	1	0.71mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	45d	1	0.76mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	9d	1	0.76mi
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,250	$0.83	0d	1	0.84mi
3628 Wyoming St Unit 2F St. Louis, MO	4.0	1.0	1700	$1,950	$1.15	45d	1	0.87mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	5d	1	0.93mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	45d	1	0.98mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$2,300	$1.89	0d	15	1.04mi
3176 Gustine Ave Apt 1S St. Louis, MO	3.0	1.0	1600	$1,675	$1.05	0d	1	1.14mi
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	25d	1	1.39mi
2811 Missouri Ave Saint Louis, MO	4.0	2.5	2673	$3,622	$1.36	45d	1	1.41mi
4145-4147 Hartford St St. Louis, MO	4.0	3.5	2400	$3,800	$1.58	13d	1	1.49mi

Listing history 41 events

1. 2026-06-15
   days on market $184,900 Active 137 DOM
2. 2026-06-13
   days on market $184,900 Active 135 DOM
3. 2026-06-09
   days on market $184,900 Active 131 DOM
4. 2026-06-08
   days on market $184,900 Active 130 DOM
5. 2026-06-08
   days on market $184,900 Active 129 DOM
6. 2026-06-05
   days on market $184,900 Active 126 DOM
7. 2026-06-03
   days on market $184,900 Active 125 DOM
8. 2026-06-02
   days on market $184,900 Active 124 DOM
9. 2026-06-01
   days on market $184,900 Active 123 DOM
10. 2026-05-31
    days on market $184,900 Active 122 DOM
11. 2026-04-13
    price $184,900 564-char remark

    Show marketing remark (564 chars)

    Ideal for investors or owner-occupants, this two-story brick duplex offers two private bedrooms and one full bathroom per unit. Both units feature spacious living areas filled with natural light, eat-in kitchens, efficient layouts, and rear sun porches/back balconies. Perfectly positioned, this duplex sits within blocks of multiple public parks, the vibrant culture of Cherokee Street, and the bustling South Grand District. Don’t miss this opportunity to acquire a character-rich property with income-generating potential! Recently appraised for $200,000.

12. 2026-04-04
    historical $1,000
13. 2026-03-04
    historical $1,000
14. 2026-03-03
    listed $1,000
15. 2026-02-25
    price $194,900 564-char remark

    Show marketing remark (564 chars)

    Ideal for investors or owner-occupants, this two-story brick duplex offers two private bedrooms and one full bathroom per unit. Both units feature spacious living areas filled with natural light, eat-in kitchens, efficient layouts, and rear sun porches/back balconies. Perfectly positioned, this duplex sits within blocks of multiple public parks, the vibrant culture of Cherokee Street, and the bustling South Grand District. Don’t miss this opportunity to acquire a character-rich property with income-generating potential! Recently appraised for $200,000.

16. 2026-01-30
    listed $199,900 Active 564-char remark

    Show marketing remark (564 chars)

    Ideal for investors or owner-occupants, this two-story brick duplex offers two private bedrooms and one full bathroom per unit. Both units feature spacious living areas filled with natural light, eat-in kitchens, efficient layouts, and rear sun porches/back balconies. Perfectly positioned, this duplex sits within blocks of multiple public parks, the vibrant culture of Cherokee Street, and the bustling South Grand District. Don’t miss this opportunity to acquire a character-rich property with income-generating potential! Recently appraised for $200,000.

17. 2026-01-05
    listed $1,075
18. 2026-01-01
    historical $1,100
19. 2025-11-18
    listed $1,100
20. 2023-11-13
    soldstatus $120,400
21. 2023-11-08
    soldstatus Closed 392-char remark

    Show marketing remark (392 chars)

    Great investment opportunity! 2-Family property in Dutchtown. Both apartments are occupied with month-to-month tenants. Each spacious unit includes 2 bedrooms, a living room, eat-in kitchen, and bathroom. Kitchen refrigerators and stoves included with sale. All electric building. Newer central air conditioning systems in both units. Washer/dryer hookups available in basement for each unit.

22. 2023-10-02
    status Pending 392-char remark

    Show marketing remark (392 chars)

    Great investment opportunity! 2-Family property in Dutchtown. Both apartments are occupied with month-to-month tenants. Each spacious unit includes 2 bedrooms, a living room, eat-in kitchen, and bathroom. Kitchen refrigerators and stoves included with sale. All electric building. Newer central air conditioning systems in both units. Washer/dryer hookups available in basement for each unit.

23. 2023-09-25
    listed $119,900 Active 392-char remark

    Show marketing remark (392 chars)

    Great investment opportunity! 2-Family property in Dutchtown. Both apartments are occupied with month-to-month tenants. Each spacious unit includes 2 bedrooms, a living room, eat-in kitchen, and bathroom. Kitchen refrigerators and stoves included with sale. All electric building. Newer central air conditioning systems in both units. Washer/dryer hookups available in basement for each unit.

24. 2021-05-17
    soldstatus $80,000
25. 2021-04-23
    soldstatus Closed
26. 2021-03-31
    status Pending
27. 2021-03-29
    listed $78,000 Active
28. 2018-11-20
    soldstatus Closed
29. 2018-11-14
    status Pending
30. 2018-10-29
    historical Contingent (No Kickout)
31. 2018-09-24
    price $74,900
32. 2018-06-08
    status Active
33. 2018-06-05
    historical Contingent (No Kickout)
34. 2018-05-17
    listed $79,900 Active
35. 2015-02-04
    soldstatus
36. 2013-10-22
    soldstatus $25,000
37. 2013-10-17
    soldstatus
38. 2013-09-01
    listed $34,900
39. 2012-04-24
    soldstatus
40. 2012-04-20
    soldstatus
41. 2012-02-23
    listed $22,000

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $1,794 · $149/mo
• Expected delta: +$1,102/yr (+$92/mo · 159.2%)

ⓘ 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 6/10 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: $24,612
• − Mortgage interest: −$10,357
• − Property taxes: −$692
• − Insurance: −$924
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$5,379
• Taxable income: $3,322
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $5,394/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): 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

+740.5% since first listed

31 events — show timeline

• 2026-04-13 Price Changed $184,900 MARIS as Distributed by MLS Grid
• 2026-04-04 Rental Removed $1,000 MARIS
• 2026-03-04 Rental Removed $1,000 MARIS
• 2026-03-03 Listed for Rent $1,000 MARIS
• 2026-02-25 Price Changed $194,900 MARIS as Distributed by MLS Grid
• 2026-01-30 Listed $199,900 MARIS as Distributed by MLS Grid
• 2026-01-05 Listed for Rent $1,075 MARIS
• 2026-01-01 Rental Removed $1,100 MARIS
• 2025-11-18 Listed for Rent $1,100 MARIS
• 2023-11-13 Sold (Public Records) $120,400 Public Records
• 2023-11-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-10-02 Pending — MARIS as Distributed by MLS Grid
• 2023-09-25 Listed $119,900 MARIS as Distributed by MLS Grid
• 2021-05-17 Sold (Public Records) $80,000 Public Records
• 2021-04-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-31 Pending — MARIS as Distributed by MLS Grid
• 2021-03-29 Listed $78,000 MARIS as Distributed by MLS Grid
• 2018-11-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-11-14 Pending — MARIS as Distributed by MLS Grid
• 2018-10-29 Contingent — MARIS as Distributed by MLS Grid
• 2018-09-24 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2018-06-08 Relisted — MARIS as Distributed by MLS Grid
• 2018-06-05 Contingent — MARIS as Distributed by MLS Grid
• 2018-05-17 Listed $79,900 MARIS as Distributed by MLS Grid
• 2015-02-04 Sold (Public Records) — Public Records
• 2013-10-22 Sold (Public Records) $25,000 Public Records
• 2013-10-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-09-01 Listed $34,900 MARIS as Distributed by MLS Grid
• 2012-04-24 Sold (Public Records) — Public Records
• 2012-04-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-02-23 Listed $22,000 MARIS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2024): $692 · +5.0% YoY. Source: county tax records.