None · St. Louis, MO 63111

$75,000

4 bd · 2.0 ba · 2,010 sqft · MultiFamily public records · 28 Days on market

Built 1908 2,949 sqft lot

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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
• 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: 2 units. confirmed

Listing remarks MLS

Recently rehabbed duplex with lots of updates now available. Rehab several years ago included HVAC, kitchens, baths, flooring, roof, paint, light fixtures, in unit laundry hookups on 2nd floor, some plumbing and electric upgrades as well. Easy to lease, low maintenance building with great cash flow in a convenient location close to highways, Bellerive Park and south city amenities. Buy now for immediate cash flow!

Key facts

• 2,949 sq ft lot
• Built 1908
• Listed 28 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Sewer connected; Electricity connected; Natural gas connected; Cable available; Phone available
• Home design: Residential income property; 2–4 unit property (two units listed); Private ownership; Fixer condition
• Construction: Brick construction
• Exterior features: Balcony; Back yard with wood fencing (fenced)

Interior

• Bedrooms: Property includes two 1-bedroom units
• Flooring: Tile
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Tile flooring; Full basement; Two decorative fireplaces

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive. Per door: $469/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.3% 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.
• Zoned schools: Woodward Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 239 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% 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 (+3.3%/yr); 125 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 + 3.3% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $21k; list at $75k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $73,875 (1.5% 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 1908 — 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: 2.43% ✓
• Cap rate: 21.30%
• Cash-on-cash: 53.59%
• DSCR: 3.38
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $160,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Eiler St	0.34mi	4/2.0	2,016 (+0%)	4mo	$129,900	$64	80
329 Eichelberger St	0.22mi	4/—	2,190 (+9%)	8mo	$13,000	$6	68
4637 Oregon Ave	0.64mi	4/2.0	2,048 (+2%)	14mo	$100,000	$49	56
5044 Louisiana Ave	0.66mi	4/2.0	2,196 (+9%)	8mo	$179,000	$82	47
5042 Louisiana Ave	0.67mi	4/2.0	2,196 (+9%)	8mo	$179,000	$82	47
3225 Delor St	0.48mi	5/2.0 (+1)	2,294 (+14%)	6mo	$229,900	$100	44
3237 Delor St	0.48mi	5/2.0 (+1)	2,294 (+14%)	6mo	$185,000	$81	44
3225 Delor St Unit A	0.48mi	4/2.0	2,294 (+14%)	15mo	$126,000	$55	42
3235 Delor St	0.48mi	4/2.0	2,294 (+14%)	18mo	$149,000	$65	39
3242 Delor St	0.46mi	5/2.0 (+1)	2,268 (+13%)	16mo	$150,000	$66	38
5011 Alabama Ave	0.53mi	4/2.0	2,302 (+14%)	15mo	$229,900	$100	38
4536 S Compton	0.74mi	4/2.0	2,304 (+15%)	12mo	$184,900	$80	31

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 52.0%
• Equity multiple: 3.29×
• Total profit: $48,092
• Equity at exit: $11,183

10-year hold

• IRR: 57.4%
• Equity multiple: 6.76×
• Total profit: $120,919
• Equity at exit: $6,485

Cash invested: $21,000 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$393
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $938

Break-even live

Break-even rent $639

Max offer price $75,000

Occupancy floor 44%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,826
Total (2 units)			$1,826

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	4d	1	0.85mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	17d	1	0.92mi
6730 Vermont Ave Saint Louis, MO	3.0	2.0	1534	$1,600	$1.04	14d	1	0.95mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	1d	1	1.06mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	43d	1	1.24mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	43d	1	1.26mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	17d	1	1.31mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	20d	1	1.37mi

Listing history 39 events

1. 2026-06-18
   days on market $75,000 Active 28 DOM
2. 2026-06-17
   days on market $75,000 Active 27 DOM
3. 2026-06-16
   days on market $75,000 Active 26 DOM
4. 2026-06-15
   days on market $75,000 Active 25 DOM
5. 2026-06-13
   days on market $75,000 Active 23 DOM
6. 2026-06-09
   days on market $75,000 Active 19 DOM
7. 2026-06-08
   days on market $75,000 Active 18 DOM
8. 2026-06-07
   days on market $75,000 Active 17 DOM
9. 2026-06-05
   days on market $75,000 Active 14 DOM
10. 2026-06-03
    days on market $75,000 Active 13 DOM
11. 2026-06-02
    days on market $75,000 Active 12 DOM
12. 2026-06-01
    days on market $75,000 Active 11 DOM
13. 2026-05-31
    days on market $75,000 Active 10 DOM
14. 2026-05-21
    listed $75,000 Active
15. 2021-09-22
    soldstatus
16. 2021-09-20
    soldstatus Closed 420-char remark

    Show marketing remark (420 chars)

    Recently rehabbed duplex with lots of updates now available. Rehab several years ago included HVAC, kitchens, baths, flooring, roof, paint, light fixtures, in unit laundry hookups on 2nd floor, some plumbing and electric upgrades as well. Easy to lease, low maintenance building with great cash flow in a convenient location close to highways, Bellerive Park and south city amenities. Buy now for immediate cash flow!

17. 2021-09-09
    historical Active Under Contract 420-char remark

    Show marketing remark (420 chars)

    Recently rehabbed duplex with lots of updates now available. Rehab several years ago included HVAC, kitchens, baths, flooring, roof, paint, light fixtures, in unit laundry hookups on 2nd floor, some plumbing and electric upgrades as well. Easy to lease, low maintenance building with great cash flow in a convenient location close to highways, Bellerive Park and south city amenities. Buy now for immediate cash flow!

18. 2021-08-04
    status Active 420-char remark

    Show marketing remark (420 chars)

    Recently rehabbed duplex with lots of updates now available. Rehab several years ago included HVAC, kitchens, baths, flooring, roof, paint, light fixtures, in unit laundry hookups on 2nd floor, some plumbing and electric upgrades as well. Easy to lease, low maintenance building with great cash flow in a convenient location close to highways, Bellerive Park and south city amenities. Buy now for immediate cash flow!

19. 2021-08-04
    price $139,900 420-char remark

    Show marketing remark (420 chars)

    Recently rehabbed duplex with lots of updates now available. Rehab several years ago included HVAC, kitchens, baths, flooring, roof, paint, light fixtures, in unit laundry hookups on 2nd floor, some plumbing and electric upgrades as well. Easy to lease, low maintenance building with great cash flow in a convenient location close to highways, Bellerive Park and south city amenities. Buy now for immediate cash flow!

20. 2021-07-26
    historical Active Under Contract 420-char remark

    Show marketing remark (420 chars)

    Recently rehabbed duplex with lots of updates now available. Rehab several years ago included HVAC, kitchens, baths, flooring, roof, paint, light fixtures, in unit laundry hookups on 2nd floor, some plumbing and electric upgrades as well. Easy to lease, low maintenance building with great cash flow in a convenient location close to highways, Bellerive Park and south city amenities. Buy now for immediate cash flow!

21. 2021-06-06
    listed $145,000 Active 420-char remark

    Show marketing remark (420 chars)

    Recently rehabbed duplex with lots of updates now available. Rehab several years ago included HVAC, kitchens, baths, flooring, roof, paint, light fixtures, in unit laundry hookups on 2nd floor, some plumbing and electric upgrades as well. Easy to lease, low maintenance building with great cash flow in a convenient location close to highways, Bellerive Park and south city amenities. Buy now for immediate cash flow!

22. 2019-04-16
    price $50,000
23. 2019-04-15
    price $44,500
24. 2019-04-10
    price $45,500
25. 2019-04-08
    price $46,900
26. 2019-04-01
    price $47,500
27. 2019-03-28
    price $47,900
28. 2019-03-21
    price $48,900
29. 2019-03-15
    price $49,250
30. 2019-03-07
    price $49,500
31. 2018-11-01
    soldstatus Closed
32. 2018-10-19
    status Pending
33. 2018-10-17
    price $42,500
34. 2018-10-08
    listed $49,900 Active
35. 2014-02-25
    soldstatus $21,300
36. 2003-11-19
    soldstatus
37. 1998-01-12
    soldstatus
38. 1997-12-31
    soldstatus
39. 1990-04-12
    soldstatus $45,983

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥109°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: $21,912
• − Mortgage interest: −$4,201
• − Property taxes: −$962
• − Insurance: −$375
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$2,182
• Taxable income: $10,686
• Est. tax owed @ 24.0%: −$2,565
• After-tax cash flow: $8,689/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+63.1% since first listed

26 events — show timeline

• 2026-05-21 Listed $75,000 MARIS as Distributed by MLS Grid
• 2021-09-22 Sold (Public Records) — Public Records
• 2021-09-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-09-09 Contingent — MARIS as Distributed by MLS Grid
• 2021-08-04 Relisted — MARIS as Distributed by MLS Grid
• 2021-08-04 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2021-07-26 Contingent — MARIS as Distributed by MLS Grid
• 2021-06-06 Listed $145,000 MARIS as Distributed by MLS Grid
• 2019-04-16 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2019-04-15 Price Changed $44,500 MARIS as Distributed by MLS Grid
• 2019-04-10 Price Changed $45,500 MARIS as Distributed by MLS Grid
• 2019-04-08 Price Changed $46,900 MARIS as Distributed by MLS Grid
• 2019-04-01 Price Changed $47,500 MARIS as Distributed by MLS Grid
• 2019-03-28 Price Changed $47,900 MARIS as Distributed by MLS Grid
• 2019-03-21 Price Changed $48,900 MARIS as Distributed by MLS Grid
• 2019-03-15 Price Changed $49,250 MARIS as Distributed by MLS Grid
• 2019-03-07 Price Changed $49,500 MARIS as Distributed by MLS Grid
• 2018-11-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-10-19 Pending — MARIS as Distributed by MLS Grid
• 2018-10-17 Price Changed $42,500 MARIS as Distributed by MLS Grid
• 2018-10-08 Listed $49,900 MARIS as Distributed by MLS Grid
• 2014-02-25 Sold (Public Records) $21,300 Public Records
• 2003-11-19 Sold (Public Records) — Public Records
• 1998-01-12 Sold (Public Records) — Public Records
• 1997-12-31 Sold (Public Records) — Public Records
• 1990-04-12 Sold (Public Records) $45,983 Public Records

Property tax history

+3.5%/yr

Latest (2024): $962 · +5.0% YoY. Source: county tax records.