3847 Blaine Ave · St. Louis, MO 63110

$550,000

16 bd · 4.0 ba · 4,180 sqft · MultiFamily public records · 22 Days on market

Built 1907 6,398 sqft lot

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Rent growth +4.1/5.0
• 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

Incredible Investment or Owner-Occupant Opportunity in the Tiffany Neighborhood! Welcome to 3847 Blaine Ave, a well-maintained 4-family flat located on a quiet, dead-end street with a gated yard—just steps from SLU Medical School, SLU Hospital, Cardinal Glennon Children’s Hospital, and the Shaw neighborhood. This solid property is perfect for investors or owner-occupants looking to live in one unit while earning rental income from the other three. The building generates $61,487.96/year in gross income with a NOI of $40,737.87, offering excellent cash flow. Each unit features updated kitchens with granite countertops, modern appliances, remodeled bathrooms, updated flooring, vinyl windows, and more. Additional updates include front decks and a TPO roof, adding long-term value and peace of mind. Don't miss out on this rare opportunity in one of St. Louis’s most walkable and desirable locations. Schedule your private showing today!

Key facts

• Updated appliances
• Modern kitchens
• Updated front decks

Tags

• GATED YARD
• UPDATED FRONT DECKS
• DURABLE TPO ROOF
• MODERN KITCHENS
• GRANITE COUNTERTOPS
• UPDATED APPLIANCES

Property features AI

Finance

• Financial info: Owner pays sewer, water and taxes; Property listed as four-unit multifamily (4 units)

Exterior

• Parking: No listed parking or carport spaces
• Utilities: Public water; Cable available; Electricity available; Natural gas available
• Home design: Residential income property (2–4 units); Updated/remodeled condition; Private ownership
• Construction: Brick and stone construction; Flat roof; Stone foundation; Built year per public records
• Exterior features: Balcony; Back yard; City lot

Interior

• Kitchen: Kitchen island; Stone counters; Stainless steel appliances; Eat-in kitchen
• Bedrooms: Four 1-bedroom units
• Flooring: Wood flooring
• Bathrooms: Each unit includes 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Decorative fireplaces (4 total)
• Interior features: Eat-in kitchen; Kitchen island; Stone counters; Blinds; Stainless steel appliances
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive. Per door: $209/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $536k (2.5% below list).
• Recommended offer: $536k (2.5% below list) — sets the bar for 1% rule.
• 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.
• Zoned schools: Hodgen Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 199 students, 98% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.2%/yr); 98 active listings in the ZIP; solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $5,360/mo this rent would consume 79% of the median local household income ($82k/yr) (locally 921% 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 $4k of loan paydown is wiped out by about $16k 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 + 6.2% rent growth), your $154k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($542k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1907 — 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 $536,000 (2.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.24% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.88×
• Total profit: $-17,895
• Equity at exit: $82,007

10-year hold

• IRR: 9.7%
• Equity multiple: 1.85×
• Total profit: $131,570
• Equity at exit: $47,554

Cash invested: $154,000 (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 63110

• Rents YoY: 6.2%
• Active inventory: 98
• Price-to-rent: 34.2×

Monthly cashflow live

• Estimated rent: $5,360 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$283 /mo · $3,399/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,126
• Net cashflow: $838

Break-even live

Break-even rent $4,300

Max offer price $550,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,360
Total (4 units)			$5,360

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $550,000 Active 22 DOM
2. 2026-06-17
   days on market $550,000 Active 21 DOM
3. 2026-06-16
   days on market $550,000 Active 20 DOM
4. 2026-06-15
   days on market $550,000 Active 19 DOM
5. 2026-06-13
   days on market $550,000 Active 17 DOM
6. 2026-06-09
   days on market $550,000 Active 13 DOM
7. 2026-06-08
   days on market $550,000 Active 12 DOM
8. 2026-06-07
   days on market $550,000 Active 11 DOM
9. 2026-06-05
   days on market $550,000 Active 8 DOM
10. 2026-06-03
    days on market $550,000 Active 7 DOM
11. 2026-06-02
    days on market $550,000 Active 6 DOM
12. 2026-06-01
    days on market $550,000 Active 5 DOM
13. 2026-05-31
    days on market $550,000 Active 4 DOM
14. 2026-05-28
    listed $550,000 Active
15. 2026-05-28
    historical $550,000
16. 2025-06-10
    soldstatus $540,000
17. 2025-05-29
    historical $1,199

    Show marketing remark (964 chars)

    Incredible Investment or Owner-Occupant Opportunity in the Tiffany Neighborhood! Welcome to 3847 Blaine Ave, a well-maintained 4-family flat located on a quiet, dead-end street with a gated yard—just steps from SLU Medical School, SLU Hospital, Cardinal Glennon Children’s Hospital, and the Shaw neighborhood. This solid property is perfect for investors or owner-occupants looking to live in one unit while earning rental income from the other three. The building generates $61,487.96/year in gross income with a NOI of $40,737.87, offering excellent cash flow. Each unit features updated kitchens with granite countertops, modern appliances, remodeled bathrooms, updated flooring, vinyl windows, and more. Additional updates include front decks and a TPO roof, adding long-term value and peace of mind. Don't miss out on this rare opportunity in one of St. Louis’s most walkable and desirable locations. Schedule your private showing today!

18. 2025-05-29
    soldstatus Closed 964-char remark

    Show marketing remark (964 chars)

    Incredible Investment or Owner-Occupant Opportunity in the Tiffany Neighborhood! Welcome to 3847 Blaine Ave, a well-maintained 4-family flat located on a quiet, dead-end street with a gated yard—just steps from SLU Medical School, SLU Hospital, Cardinal Glennon Children’s Hospital, and the Shaw neighborhood. This solid property is perfect for investors or owner-occupants looking to live in one unit while earning rental income from the other three. The building generates $61,487.96/year in gross income with a NOI of $40,737.87, offering excellent cash flow. Each unit features updated kitchens with granite countertops, modern appliances, remodeled bathrooms, updated flooring, vinyl windows, and more. Additional updates include front decks and a TPO roof, adding long-term value and peace of mind. Don't miss out on this rare opportunity in one of St. Louis’s most walkable and desirable locations. Schedule your private showing today!

19. 2025-05-01
    historical $1,199
20. 2025-05-01
    listed $1,199
21. 2025-04-29
    historical Active Under Contract 964-char remark

    Show marketing remark (964 chars)

    Incredible Investment or Owner-Occupant Opportunity in the Tiffany Neighborhood! Welcome to 3847 Blaine Ave, a well-maintained 4-family flat located on a quiet, dead-end street with a gated yard—just steps from SLU Medical School, SLU Hospital, Cardinal Glennon Children’s Hospital, and the Shaw neighborhood. This solid property is perfect for investors or owner-occupants looking to live in one unit while earning rental income from the other three. The building generates $61,487.96/year in gross income with a NOI of $40,737.87, offering excellent cash flow. Each unit features updated kitchens with granite countertops, modern appliances, remodeled bathrooms, updated flooring, vinyl windows, and more. Additional updates include front decks and a TPO roof, adding long-term value and peace of mind. Don't miss out on this rare opportunity in one of St. Louis’s most walkable and desirable locations. Schedule your private showing today!

22. 2025-04-26
    price $1,199
23. 2025-04-25
    listed $999
24. 2025-04-18
    listed $550,000 Active 964-char remark

    Show marketing remark (964 chars)

    Incredible Investment or Owner-Occupant Opportunity in the Tiffany Neighborhood! Welcome to 3847 Blaine Ave, a well-maintained 4-family flat located on a quiet, dead-end street with a gated yard—just steps from SLU Medical School, SLU Hospital, Cardinal Glennon Children’s Hospital, and the Shaw neighborhood. This solid property is perfect for investors or owner-occupants looking to live in one unit while earning rental income from the other three. The building generates $61,487.96/year in gross income with a NOI of $40,737.87, offering excellent cash flow. Each unit features updated kitchens with granite countertops, modern appliances, remodeled bathrooms, updated flooring, vinyl windows, and more. Additional updates include front decks and a TPO roof, adding long-term value and peace of mind. Don't miss out on this rare opportunity in one of St. Louis’s most walkable and desirable locations. Schedule your private showing today!

25. 2025-02-02
    historical $999
26. 2024-12-20
    listed $999
27. 2003-11-20
    soldstatus $40,810
28. 2001-11-26
    soldstatus
29. 1997-06-20
    soldstatus
30. 1997-06-01
    soldstatus
31. 1994-11-18
    soldstatus $30,000

ⓘ 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: $3,399 · $283/mo
• Projected year-2 tax: $5,335 · $445/mo
• Expected delta: +$1,936/yr (+$161/mo · 57.0%)

ⓘ 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: $64,320
• − Mortgage interest: −$30,809
• − Property taxes: −$3,399
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,146
• − Management: −$5,146
• − Depreciation: −$16,000
• Taxable income: $1,071
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $9,796/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): 17,645
• Household income: $81,655
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 921.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 9% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -206.93%
• Current HPI: 342.2466
• Rent YoY: ▲ 6.24%
• 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

+1733.3% since first listed

18 events — show timeline

• 2026-05-28 Listed $550,000 MARIS as Distributed by MLS Grid
• 2026-05-28 Coming Soon $550,000 MARIS as Distributed by MLS Grid
• 2025-06-10 Sold (Public Records) $540,000 Public Records
• 2025-05-29 Rental Removed $1,199 TENANTTURNER2
• 2025-05-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-05-01 Rental Removed $1,199 BUILDIUM
• 2025-05-01 Listed for Rent $1,199 TENANTTURNER2
• 2025-04-29 Contingent — MARIS as Distributed by MLS Grid
• 2025-04-26 Price Changed $1,199 BUILDIUM
• 2025-04-25 Listed for Rent $999 BUILDIUM
• 2025-04-18 Listed $550,000 MARIS as Distributed by MLS Grid
• 2025-02-02 Rental Removed $999 BUILDIUM
• 2024-12-20 Listed for Rent $999 BUILDIUM
• 2003-11-20 Sold (Public Records) $40,810 Public Records
• 2001-11-26 Sold (Public Records) — Public Records
• 1997-06-20 Sold (Public Records) — Public Records
• 1997-06-01 Sold (Public Records) — Public Records
• 1994-11-18 Sold (Public Records) $30,000 Public Records

Property tax history

+17.9%/yr

Latest (2024): $3,399 · +4.5% YoY. Source: county tax records.