4523 Page Blvd · St. Louis, MO 63113

$100,000

None bd · 2.0 ba · 1,654 sqft · MultiFamily public records · 87 Days on market

Built 1890 3,824 sqft lot $60/sqft · 76% 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 +3.9/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Fully rented duplex with immediate income potential. Both units are currently occupied on month-to-month leases and each brings in $700 per month, making this a great opportunity for an investor looking to add to their portfolio. This brick property offers strong rental appeal with spacious units, charming historic character, and a large backyard. Convenient location with easy access to major roads, public transportation, and city amenities. Keep both tenants in place for steady cash flow or take advantage of the month-to-month terms for added flexibility. Property to be sold as-is.

Key facts

• Fully rented duplex
• Large backyard
• Convenient location

Tags

• FULLY RENTED DUPLEX
• IMMEDIATE INCOME POTENTIAL
• STRONG RENTAL APPEAL
• LARGE BACKYARD
• CONVENIENT LOCATION
• EASY ACCESS TO MAJOR ROADS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $882/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.5% 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: 58 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 (-2.1%/yr); year-one equity from $691 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 (-2.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 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 $15k; list at $100k implies a 562% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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 1890 — 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: 2.98% ✓
• Cap rate: 27.46%
• Cash-on-cash: 75.60%
• DSCR: 4.36
• GRM: 2.8

CMA / ARV

• ARV (median comp): $56,950
• List price: $100,000
• Delta: 75.59%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.1%
• Equity multiple: 4.56×
• Total profit: $99,758
• Equity at exit: $18,765

10-year hold

• IRR: 79.2%
• Equity multiple: 9.38×
• Total profit: $234,682
• Equity at exit: $15,414

Cash invested: $28,000 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,980 high
• Mortgage (P&I): −$524
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $1,764

Break-even live

Break-even rent $747

Max offer price $100,000

Occupancy floor 36%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,980
Total (2 units)			$2,980

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
763 Walton Ave Unit 763 St. Louis, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.46mi
4400 Delmar Blvd St. Louis, MO	3.0	1.0	1450	$1,600	$1.10	43d	1	0.50mi
4500 Olive St Unit D St. Louis, MO	2.0	2.0	1200	$1,725	$1.44	43d	1	0.61mi
4466 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1222	$2,495	$2.04	1d	7	0.63mi
4738 Olive St Saint Louis, MO	2.0	2.0	1413	$1,925	$1.36	23d	1	0.66mi
625 N Euclid Ave St. Louis, MO	2.0	1.0–2.0	984	$3,120	$3.17	1d	16	0.68mi
4901 Washington Blvd Saint Louis, MO	2.0	2.0	1620	$2,500	$1.54	11d	1	0.70mi
4446 McPherson Ave Saint Louis, MO	2.0	1.5	1440	$2,100	$1.46	23d	1	0.77mi
377 N Taylor Ave St. Louis, MO	2.0	2.0	1209	$1,595	$1.32	14d	1	0.78mi
401 N Euclid Ave St. Louis, MO	3.0	1.0	1025	$1,615	$1.58	1d	4	0.79mi
4140 Washington Blvd Saint Louis, MO	1.0–2.0	1.0–2.5	907	$2,035	$2.24	1d	1	0.83mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	4d	1	0.86mi
1320 Academy Ave Unit A St. Louis, MO	2.0	1.0	1600	$1,090	$0.68	43d	1	0.93mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	43d	1	0.93mi
4127 Westminster Pl St. Louis, MO	2.0	2.5	1216	$2,095	$1.72	7d	1	0.93mi
4322 Maryland Ave St. Louis, MO	2.0	1.5	1200	$1,799	$1.50	23d	1	0.96mi
4256 Maryland Ave Saint Louis, MO	3.0	2.0	1400	$1,800	$1.29	10d	1	0.98mi
4256 Maryland Ave Saint Louis, MO	3.0	2.0	1400	$1,900	$1.36	43d	1	0.98mi
5130 Kensington Ave Unit 1 St. Louis, MO	3.0	2.0	1200	$1,245	$1.04	23d	1	0.99mi
322 N Boyle Ave Unit 3N St. Louis, MO	2.0	2.0	1115	$1,550	$1.39	43d	1	0.99mi
4615 Lindell Blvd Saint Louis, MO	1.0–2.0	1.0–2.5	1251	$2,075	$1.66	7d	6	1.01mi
4605 Lindell Blvd Saint Louis, MO	2.0	2.0–3.0	1868	$2,398	$1.28	7d	3	1.02mi
404 N Sarah St Saint Louis, MO	3.0	2.5	1772	$2,600	$1.47	43d	1	1.03mi
4400 Lindell Blvd Saint Louis, MO	2.0	1.0–2.0	950	$2,540	$2.67	2d	15	1.04mi
232 Kingshighway Blvd St. Louis, MO	1.0	1.5	1240	$4,200	$3.39	43d	1	1.09mi
4359 W Pine Blvd Saint Louis, MO	2.0	1.0	1100	$1,995	$1.81	17d	1	1.10mi
5137 Waterman Blvd Apt 4 St. Louis, MO	3.0	2.0	1550	$1,700	$1.10	43d	1	1.14mi
5137 Waterman Blvd Apt 4 St. Louis, MO	3.0	2.0	1550	$1,700	$1.10	23d	1	1.14mi
4567 W Pine Blvd Saint Louis, MO	2.0–3.0	2.0	1326	$2,575	$1.94	2d	7	1.14mi
4466 W Pine Blvd Unit 7C Saint Louis, MO	2.0	2.0	1440	$1,850	$1.28	43d	1	1.14mi
4225 W Pine Blvd #2 Saint Louis, MO	2.0	2.0	1545	$2,300	$1.49	43d	1	1.14mi
4366 W Pine Blvd Unit B St. Louis, MO	2.0	1.5	1134	$1,850	$1.63	23d	1	1.14mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	43d	1	1.16mi
4949 W Pine Blvd St. Louis, MO	1.0–2.0	1.0–2.0	925	$2,225	$2.41	4d	12	1.18mi
4065 W Pine Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1075	$1,900	$1.77	43d	8	1.20mi
100 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	1171	$5,438	$4.64	2d	80	1.21mi
100 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	1211	$5,531	$4.57	43d	84	1.21mi
4410 Laclede Ave Unit 4412-2F Laclede St. Louis, MO	2.0	1.0	1350	$1,695	$1.26	20d	1	1.23mi
4909 Laclede Ave Saint Louis, MO	2.0	2.0	1405	$3,800	$2.70	4d	1	1.25mi
4909 Laclede Ave Saint Louis, MO	2.0	2.0	1405	$3,800	$2.70	4d	1	1.25mi

Listing history 19 events

1. 2026-06-18
   days on market $100,000 Active 87 DOM
2. 2026-06-17
   days on market $100,000 Active 86 DOM
3. 2026-06-16
   days on market $100,000 Active 85 DOM
4. 2026-06-15
   days on market $100,000 Active 84 DOM
5. 2026-06-13
   days on market $100,000 Active 82 DOM
6. 2026-06-09
   days on market $100,000 Active 78 DOM
7. 2026-06-08
   days on market $100,000 Active 77 DOM
8. 2026-06-08
   days on market $100,000 Active 76 DOM
9. 2026-06-05
   days on market $100,000 Active 73 DOM
10. 2026-06-03
    days on market $100,000 Active 72 DOM
11. 2026-06-02
    days on market $100,000 Active 71 DOM
12. 2026-06-01
    days on market $100,000 Active 70 DOM
13. 2026-05-31
    days on market $100,000 Active 69 DOM
14. 2026-03-23
    listed $100,000 Active 589-char remark

    Show marketing remark (589 chars)

    Fully rented duplex with immediate income potential. Both units are currently occupied on month-to-month leases and each brings in $700 per month, making this a great opportunity for an investor looking to add to their portfolio. This brick property offers strong rental appeal with spacious units, charming historic character, and a large backyard. Convenient location with easy access to major roads, public transportation, and city amenities. Keep both tenants in place for steady cash flow or take advantage of the month-to-month terms for added flexibility. Property to be sold as-is.

15. 2018-07-20
    soldstatus $15,100
16. 2018-07-13
    soldstatus Closed 223-char remark

    Show marketing remark (223 chars)

    Steal of a deal. Priced to sell. Don't wait or you'll miss it. As-is with all faults. Seller will make no repairs, grant no discounts or credits for defects. Inspections may be conducted for informational purposes only.

17. 2018-06-09
    status Pending 223-char remark

    Show marketing remark (223 chars)

    Steal of a deal. Priced to sell. Don't wait or you'll miss it. As-is with all faults. Seller will make no repairs, grant no discounts or credits for defects. Inspections may be conducted for informational purposes only.

18. 2018-06-06
    listed $12,000 Active 223-char remark

    Show marketing remark (223 chars)

    Steal of a deal. Priced to sell. Don't wait or you'll miss it. As-is with all faults. Seller will make no repairs, grant no discounts or credits for defects. Inspections may be conducted for informational purposes only.

19. 1994-08-05
    soldstatus

ⓘ 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: $288 · $24/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$682/yr (+$57/mo · 236.4%)

ⓘ 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 ≥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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,760
• − Mortgage interest: −$5,602
• − Property taxes: −$288
• − Insurance: −$500
• − Repairs & maintenance: −$2,861
• − Management: −$2,861
• − Depreciation: −$2,909
• Taxable income: $20,739
• Est. tax owed @ 24.0%: −$4,977
• After-tax cash flow: $16,192/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): 11,610

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 (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• 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

+733.3% since first listed

6 events — show timeline

• 2026-03-23 Listed $100,000 MARIS as Distributed by MLS Grid
• 2018-07-20 Sold (Public Records) $15,100 Public Records
• 2018-07-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-06-09 Pending — MARIS as Distributed by MLS Grid
• 2018-06-06 Listed $12,000 MARIS as Distributed by MLS Grid
• 1994-08-05 Sold (Public Records) — Public Records

Property tax history

+26.3%/yr

Latest (2024): $288 · +4.6% YoY. Source: county tax records.