2921 Brannon Ave · St. Louis, MO 63139

$285,000

4 bd · 2.5 ba · 946 sqft · MultiFamily public records · 101 Days on market

Built 1927 3,001 sqft lot Est $424k · 33% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Rent growth +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +2.5/10.0
• 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

Rare, well-maintained 2-family property offering a flexible owner-occupant or investor opportunity in St. Louis City. This prime location near Schnucks on the Hill boasts excellent access to both Kingshighway and Hampton. The property features two units, each with 2 Bedrooms and 1 Full Bath. Additional features include a detached garage and a fenced, private backyard. 2016 Building Renovations: Kitchens (Unit 1 & Unit 2), Bathrooms (Unit 1 & Unit 2), Plumbing, Electric, HVAC Systems, Hot Water Heaters Unit 1 Rent (Occupied/First Floor): $1295 Unit 2 Market Rent (Vacant/Second Floor): $1200 Appraised Value: $320,000 (January 2026)

Key facts

• Plumbing
• Detached garage
• 3,001 sq ft lot

Tags

• DETACHED GARAGE
• FENCED PRIVATE BACKYARD
• 2016 BUILDING RENOVATIONS
• KITCHENS UNIT 1 UNIT 2
• BATHROOMS UNIT 1 UNIT 2
• PLUMBING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $-72 ($-859/yr) — negative. Per door: $-36/mo.
• To cash-flow at today's rent, offer at most $272k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (25.3% below list).
• Recommended offer: $213k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 5.0% in St. Louis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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: Mason Elem. (math 22% / reading 37%, grade F, #813 of 1,115 statewide, top 75%, 389 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 138 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 34% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $285k implies a 692% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $212,800 (25.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (median comp): $424,206
• List price: $285,000
• Delta: -32.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.39% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.43×
• Total profit: $-45,602
• Equity at exit: $42,494

10-year hold

• IRR: -4.1%
• Equity multiple: 0.71×
• Total profit: $-23,412
• Equity at exit: $24,642

Cash invested: $79,800 (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 63139

• Rents YoY: 5.4%
• Active inventory: 138
• Price-to-rent: 22.3×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-72

Break-even live

Break-even rent $2,219

Max offer price $272,357

Occupancy floor 98%

Sensitivity live

Price	-10% $90	-5% $9	+0% $-72	+5% $-152	+10% $-233
Rent	-10% $-240	-5% $-156	+0% $-72	+5% $12	+10% $97
Rate	-1.0pp $72	-0.5pp $1	base $-72	+0.5pp $-145	+1.0pp $-221

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,128
Total (2 units)			$2,128

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3227 Jasper Park Saint Louis, MO	3.0	1.0	972	$1,695	$1.74	19d	1	0.55mi
3132 Park Hampton Ct Saint Louis, MO	3.0	2.5	1106	$2,100	$1.90	45d	1	0.57mi
6225 Marmaduke Ave Saint Louis, MO	3.0	2.0	1008	$2,179	$2.16	6d	1	1.00mi
5046 Winona Ave Unit B St. Louis, MO	3.0	1.0	1057	$1,650	$1.56	21d	1	1.07mi

Listing history 8 events

1. 2026-06-08
   status $285,000 Pending 101 DOM
2. 2026-05-31
   days on market $285,000 Active 101 DOM
3. 2026-05-04
   status Active 648-char remark

   Show marketing remark (648 chars)

   Rare, well-maintained 2-family property offering a flexible owner-occupant or investor opportunity in St. Louis City. This prime location near Schnucks on the Hill boasts excellent access to both Kingshighway and Hampton. The property features two units, each with 2 Bedrooms and 1 Full Bath. Additional features include a detached garage and a fenced, private backyard. 2016 Building Renovations: Kitchens (Unit 1 & Unit 2), Bathrooms (Unit 1 & Unit 2), Plumbing, Electric, HVAC Systems, Hot Water Heaters Unit 1 Rent (Occupied/First Floor): $1295 Unit 2 Market Rent (Vacant/Second Floor): $1200 Appraised Value: $320,000 (January 2026)

4. 2026-04-30
   historical Active Under Contract 648-char remark

   Show marketing remark (648 chars)

   Rare, well-maintained 2-family property offering a flexible owner-occupant or investor opportunity in St. Louis City. This prime location near Schnucks on the Hill boasts excellent access to both Kingshighway and Hampton. The property features two units, each with 2 Bedrooms and 1 Full Bath. Additional features include a detached garage and a fenced, private backyard. 2016 Building Renovations: Kitchens (Unit 1 & Unit 2), Bathrooms (Unit 1 & Unit 2), Plumbing, Electric, HVAC Systems, Hot Water Heaters Unit 1 Rent (Occupied/First Floor): $1295 Unit 2 Market Rent (Vacant/Second Floor): $1200 Appraised Value: $320,000 (January 2026)

5. 2026-03-13
   price $285,000 648-char remark

   Show marketing remark (648 chars)

   Rare, well-maintained 2-family property offering a flexible owner-occupant or investor opportunity in St. Louis City. This prime location near Schnucks on the Hill boasts excellent access to both Kingshighway and Hampton. The property features two units, each with 2 Bedrooms and 1 Full Bath. Additional features include a detached garage and a fenced, private backyard. 2016 Building Renovations: Kitchens (Unit 1 & Unit 2), Bathrooms (Unit 1 & Unit 2), Plumbing, Electric, HVAC Systems, Hot Water Heaters Unit 1 Rent (Occupied/First Floor): $1295 Unit 2 Market Rent (Vacant/Second Floor): $1200 Appraised Value: $320,000 (January 2026)

6. 2026-02-19
   listed $300,000 Active 648-char remark

   Show marketing remark (648 chars)

   Rare, well-maintained 2-family property offering a flexible owner-occupant or investor opportunity in St. Louis City. This prime location near Schnucks on the Hill boasts excellent access to both Kingshighway and Hampton. The property features two units, each with 2 Bedrooms and 1 Full Bath. Additional features include a detached garage and a fenced, private backyard. 2016 Building Renovations: Kitchens (Unit 1 & Unit 2), Bathrooms (Unit 1 & Unit 2), Plumbing, Electric, HVAC Systems, Hot Water Heaters Unit 1 Rent (Occupied/First Floor): $1295 Unit 2 Market Rent (Vacant/Second Floor): $1200 Appraised Value: $320,000 (January 2026)

7. 2022-06-07
   price $1,200
8. 2016-06-07
   soldstatus $36,000

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: +$1,092/yr (+$91/mo · 65.3%)

ⓘ 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: $25,536
• − Mortgage interest: −$15,964
• − Property taxes: −$1,672
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$8,291
• Taxable loss: −$5,902
• Est. tax savings @ 24.0%: +$1,417
• After-tax cash flow: $558/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): 21,631
• Household income: $75,757
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 653.0

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 White (70%)
• Race & ethnicity: White 70% Black 16% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -277.54%
• Current HPI: 256.7513
• Rent YoY: ▲ 5.39%
• 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

+691.7% since first listed

6 events — show timeline

• 2026-05-04 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-30 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-13 Price Changed $285,000 MARIS as Distributed by MLS Grid
• 2026-02-19 Listed $300,000 MARIS as Distributed by MLS Grid
• 2022-06-07 Price Changed $1,200 RENT.
• 2016-06-07 Sold (Public Records) $36,000 Public Records

Property tax history

+1.2%/yr

Latest (2023): $1,672 · +9.1% YoY. Source: county tax records.