3018 N Vandeventer Ave · St. Louis, MO 63107

$184,900

16 bd · 4.0 ba · 3,468 sqft · MultiFamily public records · 109 Days on market

Built 1910 3,075 sqft lot $53/sqft · 179% above 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
• Appreciation +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

4 Family with enforced lease. Seller has replaced the interior sewer lines, roof resealed, fully occupied with new tenants paying 725(3) and 1 at 650.00 that is a gross of 2825 per month. Three units have been freshly rehabbed.

Key facts

• Roof resealed
• Interior sewer lines
• Freshly rehabbed

Tags

• INTERIOR SEWER LINES
• ROOF RESEALED
• FRESHLY REHABBED

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $406/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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: 58 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $1k 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 (-1.8% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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.
• Current owner paid $24k; list at $185k implies a 655% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $168,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1910 — 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: 1.99% ✓
• Cap rate: 16.83%
• Cash-on-cash: 37.62%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (median comp): $66,352
• List price: $184,900
• Delta: 178.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4216 E Margaretta Ave	0.72mi	16/16.0	3,876 (+12%)	8mo	$35,000	$9	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 2.61×
• Total profit: $83,321
• Equity at exit: $38,051

10-year hold

• IRR: 41.0%
• Equity multiple: 5.15×
• Total profit: $214,791
• Equity at exit: $34,582

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 63107

• Home prices YoY: -1.9%
• Active inventory: 58
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $3,672 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $1,623

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 51%

Sensitivity live

Price	-10% $1,751	-5% $1,687	+0% $1,623	+5% $1,559	+10% $1,495
Rent	-10% $1,333	-5% $1,478	+0% $1,623	+5% $1,768	+10% $1,913
Rate	-1.0pp $1,716	-0.5pp $1,670	base $1,623	+0.5pp $1,575	+1.0pp $1,526

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,672
Total (4 units)			$3,672

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: —

Listing history 27 events

1. 2026-06-18
   days on market $184,900 Active 109 DOM
2. 2026-06-17
   days on market $184,900 Active 108 DOM
3. 2026-06-16
   days on market $184,900 Active 107 DOM
4. 2026-06-15
   days on market $184,900 Active 106 DOM
5. 2026-06-13
   days on market $184,900 Active 104 DOM
6. 2026-06-09
   days on market $184,900 Active 100 DOM
7. 2026-06-08
   days on market $184,900 Active 99 DOM
8. 2026-06-08
   days on market $184,900 Active 98 DOM
9. 2026-06-05
   days on market $184,900 Active 95 DOM
10. 2026-06-03
    days on market $184,900 Active 94 DOM
11. 2026-06-02
    days on market $184,900 Active 93 DOM
12. 2026-06-02
    pricestatus $184,900 Active 92 DOM
13. 2026-05-15
    status Pending 227-char remark

    Show marketing remark (227 chars)

    4 Family with enforced lease. Seller has replaced the interior sewer lines, roof resealed, fully occupied with new tenants paying 725(3) and 1 at 650.00 that is a gross of 2825 per month. Three units have been freshly rehabbed.

14. 2026-05-05
    status Active 227-char remark

    Show marketing remark (227 chars)

    4 Family with enforced lease. Seller has replaced the interior sewer lines, roof resealed, fully occupied with new tenants paying 725(3) and 1 at 650.00 that is a gross of 2825 per month. Three units have been freshly rehabbed.

15. 2026-04-06
    status Pending 227-char remark

    Show marketing remark (227 chars)

    4 Family with enforced lease. Seller has replaced the interior sewer lines, roof resealed, fully occupied with new tenants paying 725(3) and 1 at 650.00 that is a gross of 2825 per month. Three units have been freshly rehabbed.

16. 2026-01-14
    listed $192,900 Active 227-char remark

    Show marketing remark (227 chars)

    4 Family with enforced lease. Seller has replaced the interior sewer lines, roof resealed, fully occupied with new tenants paying 725(3) and 1 at 650.00 that is a gross of 2825 per month. Three units have been freshly rehabbed.

17. 2025-10-27
    price $194,900
18. 2025-06-05
    listed $189,900 Active
19. 2023-04-12
    historical
20. 2022-12-12
    listed $82,500 Active
21. 2022-05-14
    price $69,500
22. 2022-03-10
    price $86,000
23. 2021-02-10
    price $89,000
24. 2007-06-29
    soldstatus $24,500
25. 2001-01-26
    soldstatus $3,500
26. 1997-04-15
    soldstatus
27. 1997-02-19
    soldstatus

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 72% 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,064
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$3,525
• − Management: −$3,525
• − Depreciation: −$5,379
• Taxable income: $17,580
• Est. tax owed @ 24.0%: −$4,219
• After-tax cash flow: $15,258/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
• City population: 283,259
• Population (ZIP): 9,082

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: Predominantly Black (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -1.75%
• Current HPI: 92.7423
• Rent YoY: —
• Metro: —
• 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

+5411.4% since first listed

15 events — show timeline

• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-05 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-06 Pending — MARIS as Distributed by MLS Grid
• 2026-01-14 Listed $192,900 MARIS as Distributed by MLS Grid
• 2025-10-27 Price Changed $194,900 MARIS as Distributed by MLS Grid
• 2025-06-05 Listed $189,900 MARIS as Distributed by MLS Grid
• 2023-04-12 Delisted — MARIS as Distributed by MLS Grid
• 2022-12-12 Listed $82,500 MARIS as Distributed by MLS Grid
• 2022-05-14 Price Changed $69,500 MARIS as Distributed by MLS Grid
• 2022-03-10 Price Changed $86,000 MARIS as Distributed by MLS Grid
• 2021-02-10 Price Changed $89,000 MARIS as Distributed by MLS Grid
• 2007-06-29 Sold (Public Records) $24,500 Public Records
• 2001-01-26 Sold (Public Records) $3,500 Public Records
• 1997-04-15 Sold (Public Records) — Public Records
• 1997-02-19 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2024): $219 · +4.5% YoY. Source: county tax records.