3125 Clay Ave · St. Louis, MO 63115

$200,000

6 bd · 3.0 ba · 3,536 sqft · MultiFamily public records · 111 Days on market

Built 1916 4,599 sqft lot $57/sqft · 180% 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 +3.3/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Here’s your chance to own an amazing income generating triplex in the improving Greater Ville neighborhood of St. Louis City! With over $2k/month of immediate income with one vacancy, this recently renovated triplex provides guaranteed income off the bat! You can house hack by living in one unit & generate enough monthly income to cover the mortgage & utilities with surplus income to spare! Or, easily earn over 15% ROI & 3X the debt service + OE with peace of mind & low maintenance units! The townhouse is a 3 BD/1.5 BA unit occupied by a sec 8 tenant at $1,250/month. One of the 2 BD/1 BA units is occupied at $800/month & the second 2 BD/1 BA unit is ready to be occupied or leased! Currently under market, gross rents can be increased! 2 units feature new HVAC & the roof is only 8 years old. Located just minutes away from Ranken, the New NGA campus, I-70 & local amenities. A solid opportunity to build your rental portfolio or live rent free on your path to creating generational wealth.

Key facts

• Vacant townhouse
• Newer hvac systems
• Local amenities

Tags

• GREATER VILLE NEIGHBORHOOD
• NEWER HVAC SYSTEMS
• VACANT TOWNHOUSE
• NEW NGA CAMPUS
• MAJOR HIGHWAYS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×3bd/2ba units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $345/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 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: 97 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,058/mo this rent would consume 120% of the median local household income ($31k/yr) (locally 1655% 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 $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 + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask is 16567% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1916 — 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: 1.53% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.15%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

• ARV (median comp): $71,330
• List price: $200,000
• Delta: 180.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $33,472
• Equity at exit: $29,821

10-year hold

• IRR: 23.6%
• Equity multiple: 3.04×
• Total profit: $114,107
• Equity at exit: $17,292

Cash invested: $56,000 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $3,058 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $1,034

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,974
1× unit	3	2	$1,083
Total (3 units)			$3,058

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4266 Washington Blvd Saint Louis, MO	6.0	4.0	4191	$3,650	$0.87	16d	1	1.49mi
4266 Washington Ave Unit NA St. Louis, MO	6.0	4.0	4191	$3,700	$0.88	12d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $200,000 Active 111 DOM
2. 2026-06-17
   days on market $200,000 Active 110 DOM
3. 2026-06-16
   days on market $200,000 Active 109 DOM
4. 2026-06-15
   days on market $200,000 Active 108 DOM
5. 2026-06-13
   days on market $200,000 Active 106 DOM
6. 2026-06-09
   days on market $200,000 Active 102 DOM
7. 2026-06-08
   days on market $200,000 Active 101 DOM
8. 2026-06-08
   statusdays on market $200,000 Active 100 DOM
9. 2026-05-07
   historical $1,200
10. 2026-04-18
    price $200,000
11. 2026-04-11
    listed $1,200
12. 2026-04-07
    price $210,000
13. 2026-02-06
    listed $199,900 Active
14. 2024-11-15
    soldstatus $199,900
15. 2024-11-14
    soldstatus Closed 1032-char remark

    Show marketing remark (1032 chars)

    Here’s your chance to own an amazing income generating triplex in the improving Greater Ville neighborhood of St. Louis City! With over $2k/month of immediate income with one vacancy, this recently renovated triplex provides guaranteed income off the bat! You can house hack by living in one unit & generate enough monthly income to cover the mortgage & utilities with surplus income to spare! Or, easily earn over 15% ROI & 3X the debt service + OE with peace of mind & low maintenance units! The townhouse is a 3 BD/1.5 BA unit occupied by a sec 8 tenant at $1,250/month. One of the 2 BD/1 BA units is occupied at $800/month & the second 2 BD/1 BA unit is ready to be occupied or leased! Currently under market, gross rents can be increased! 2 units feature new HVAC & the roof is only 8 years old. Located just minutes away from Ranken, the New NGA campus, I-70 & local amenities. A solid opportunity to build your rental portfolio or live rent free on your path to creating generational wealth.

16. 2024-09-15
    status Pending 1032-char remark

    Show marketing remark (1032 chars)

    Here’s your chance to own an amazing income generating triplex in the improving Greater Ville neighborhood of St. Louis City! With over $2k/month of immediate income with one vacancy, this recently renovated triplex provides guaranteed income off the bat! You can house hack by living in one unit & generate enough monthly income to cover the mortgage & utilities with surplus income to spare! Or, easily earn over 15% ROI & 3X the debt service + OE with peace of mind & low maintenance units! The townhouse is a 3 BD/1.5 BA unit occupied by a sec 8 tenant at $1,250/month. One of the 2 BD/1 BA units is occupied at $800/month & the second 2 BD/1 BA unit is ready to be occupied or leased! Currently under market, gross rents can be increased! 2 units feature new HVAC & the roof is only 8 years old. Located just minutes away from Ranken, the New NGA campus, I-70 & local amenities. A solid opportunity to build your rental portfolio or live rent free on your path to creating generational wealth.

17. 2024-09-13
    listed $199,900 Active 1032-char remark

    Show marketing remark (1032 chars)

    Here’s your chance to own an amazing income generating triplex in the improving Greater Ville neighborhood of St. Louis City! With over $2k/month of immediate income with one vacancy, this recently renovated triplex provides guaranteed income off the bat! You can house hack by living in one unit & generate enough monthly income to cover the mortgage & utilities with surplus income to spare! Or, easily earn over 15% ROI & 3X the debt service + OE with peace of mind & low maintenance units! The townhouse is a 3 BD/1.5 BA unit occupied by a sec 8 tenant at $1,250/month. One of the 2 BD/1 BA units is occupied at $800/month & the second 2 BD/1 BA unit is ready to be occupied or leased! Currently under market, gross rents can be increased! 2 units feature new HVAC & the roof is only 8 years old. Located just minutes away from Ranken, the New NGA campus, I-70 & local amenities. A solid opportunity to build your rental portfolio or live rent free on your path to creating generational wealth.

18. 2017-10-10
    soldstatus $66,400
19. 2017-10-05
    soldstatus Closed
20. 2017-08-28
    status Pending
21. 2017-08-23
    status Active
22. 2017-07-20
    status Pending
23. 2017-06-21
    listed $66,400 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $36,696
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,936
• − Management: −$2,936
• − Depreciation: −$5,818
• Taxable income: $9,803
• Est. tax owed @ 24.0%: −$2,353
• After-tax cash flow: $10,051/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• 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

-98.2% since first listed

15 events — show timeline

• 2026-05-07 Rental Removed $1,200 TENANTTURNER2
• 2026-04-18 Price Changed $200,000 MARIS as Distributed by MLS Grid
• 2026-04-11 Listed for Rent $1,200 TENANTTURNER2
• 2026-04-07 Price Changed $210,000 MARIS as Distributed by MLS Grid
• 2026-02-06 Listed $199,900 MARIS as Distributed by MLS Grid
• 2024-11-15 Sold (Public Records) $199,900 Public Records
• 2024-11-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-09-15 Pending — MARIS as Distributed by MLS Grid
• 2024-09-13 Listed $199,900 MARIS as Distributed by MLS Grid
• 2017-10-10 Sold (Public Records) $66,400 Public Records
• 2017-10-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-08-28 Pending — MARIS as Distributed by MLS Grid
• 2017-08-23 Relisted — MARIS as Distributed by MLS Grid
• 2017-07-20 Pending — MARIS as Distributed by MLS Grid
• 2017-06-21 Listed $66,400 MARIS as Distributed by MLS Grid

Property tax history

-2.6%/yr

Latest (2023): $379 · -3.5% YoY. Source: county tax records.