2739 Semple Ave · St. Louis, MO 63112

$175,000

None bd · 4.0 ba · 3,762 sqft · MultiFamily public records · 83 Days on market

Built 1927 8,598 sqft lot $47/sqft · 28% above area Est $137k · 28% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• 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

Income-producing 4-family building fully occupied with rents currently ranging from $650-$700 per unit. Solid brick exterior, spacious interiors, and steady occupancy make this a great investment opportunity. Large rear yard and practical layout add to the appeal. Whether you are looking for your first multi-family purchase or your next addition, this property offers immediate cash flow and future upside.

Key facts

• Spacious interiors
• Immediate cash flow
• Practical layout

Tags

• SOLID BRICK EXTERIOR
• LARGE REAR YARD
• SPACIOUS INTERIORS
• PRACTICAL LAYOUT
• IMMEDIATE CASH FLOW
• FUTURE UPSIDE

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $765/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.3% 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 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: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 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 (+2.4%/yr); 122 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $5,176/mo this rent would consume 136% of the median local household income ($46k/yr) (locally 1457% 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 $5k 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 + 2.4% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1927 — 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: 2.96% ✓
• Cap rate: 27.27%
• Cash-on-cash: 74.94%
• DSCR: 4.33
• GRM: 2.8

CMA / ARV

• ARV (median comp): $136,822
• List price: $175,000
• Delta: 27.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3316 Belt Ave	0.37mi	8/4.0	3,540 (-6%)	1mo	$175,000	$49	72
5142 Northland Ave	0.46mi	—/—	3,672 (-2%)	18mo	$59,500	$16	60
5130 Greer Ave	0.55mi	8/—	3,498 (-7%)	5mo	$25,000	$7	58
5123 Greer Ave	0.58mi	8/—	3,498 (-7%)	8mo	$100,000	$29	55
5135 Wabada Ave	0.50mi	8/4.0	3,894 (+4%)	22mo	$249,000	$64	52
1613 Union Blvd	0.50mi	4/4.0	4,176 (+11%)	20mo	$114,900	$28	42
5509 Palm St	0.49mi	2/1.0	3,360 (-11%)	17mo	$185,000	$55	33

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 74.1%
• Equity multiple: 4.33×
• Total profit: $163,337
• Equity at exit: $26,093

10-year hold

• IRR: 77.7%
• Equity multiple: 8.76×
• Total profit: $380,244
• Equity at exit: $15,131

Cash invested: $49,000 (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 63112

• Rents YoY: 2.4%
• Active inventory: 122
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $5,176 high
• Mortgage (P&I): −$918
• Tax from tax record: −$39 /mo · $462/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,087
• Net cashflow: $3,060

Break-even live

Break-even rent $1,303

Max offer price $175,000

Occupancy floor 36%

Sensitivity live

Price	-10% $3,159	-5% $3,109	+0% $3,060	+5% $3,010	+10% $2,961
Rent	-10% $2,651	-5% $2,855	+0% $3,060	+5% $3,264	+10% $3,469
Rate	-1.0pp $3,148	-0.5pp $3,104	base $3,060	+0.5pp $3,015	+1.0pp $2,968

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$5,176
Total (4 units)			$5,176

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 N Euclid Ave Saint Louis, MO	2.0	2.0	2702	$1,200	$0.44	45d	1	1.00mi
4868 Farlin Ave Unit 2 St. Louis, MO	2.0	1.0	2690	$1,100	$0.41	45d	1	1.22mi

Listing history 21 events

1. 2026-06-21
   days on market $175,000 Active 83 DOM
2. 2026-06-18
   days on market $175,000 Active 80 DOM
3. 2026-06-17
   days on market $175,000 Active 79 DOM
4. 2026-06-16
   days on market $175,000 Active 78 DOM
5. 2026-06-15
   days on market $175,000 Active 77 DOM
6. 2026-06-13
   days on market $175,000 Active 75 DOM
7. 2026-06-09
   days on market $175,000 Active 71 DOM
8. 2026-06-08
   days on market $175,000 Active 70 DOM
9. 2026-06-08
   days on market $175,000 Active 69 DOM
10. 2026-06-05
    days on market $175,000 Active 66 DOM
11. 2026-06-03
    days on market $175,000 Active 65 DOM
12. 2026-06-02
    days on market $175,000 Active 64 DOM
13. 2026-06-01
    days on market $175,000 Active 63 DOM
14. 2026-05-31
    days on market $175,000 Active 62 DOM
15. 2026-04-25
    status Active 408-char remark

    Show marketing remark (408 chars)

    Income-producing 4-family building fully occupied with rents currently ranging from $650-$700 per unit. Solid brick exterior, spacious interiors, and steady occupancy make this a great investment opportunity. Large rear yard and practical layout add to the appeal. Whether you are looking for your first multi-family purchase or your next addition, this property offers immediate cash flow and future upside.

16. 2026-04-14
    historical Active Under Contract 408-char remark

    Show marketing remark (408 chars)

    Income-producing 4-family building fully occupied with rents currently ranging from $650-$700 per unit. Solid brick exterior, spacious interiors, and steady occupancy make this a great investment opportunity. Large rear yard and practical layout add to the appeal. Whether you are looking for your first multi-family purchase or your next addition, this property offers immediate cash flow and future upside.

17. 2026-03-30
    listed $175,000 Active 408-char remark

    Show marketing remark (408 chars)

    Income-producing 4-family building fully occupied with rents currently ranging from $650-$700 per unit. Solid brick exterior, spacious interiors, and steady occupancy make this a great investment opportunity. Large rear yard and practical layout add to the appeal. Whether you are looking for your first multi-family purchase or your next addition, this property offers immediate cash flow and future upside.

18. 2015-10-09
    soldstatus Closed 418-char remark

    Show marketing remark (418 chars)

    Building structurally sound -- good roof, bricks tight, pipes in place, furnaces and hot water heaters all working okay. Large backyard for tenants to entertain or kids to play. Building needs some TLC -- mostly painting and other cosmetics. True 2-bedroom units. Rents can be much higher. Seller will do no repairs or provide for any inspections. Use special contract only. Listing agent is relative of Seller.

19. 2015-09-18
    historical 418-char remark

    Show marketing remark (418 chars)

    Building structurally sound -- good roof, bricks tight, pipes in place, furnaces and hot water heaters all working okay. Large backyard for tenants to entertain or kids to play. Building needs some TLC -- mostly painting and other cosmetics. True 2-bedroom units. Rents can be much higher. Seller will do no repairs or provide for any inspections. Use special contract only. Listing agent is relative of Seller.

20. 2015-09-09
    price $19,900 418-char remark

    Show marketing remark (418 chars)

    Building structurally sound -- good roof, bricks tight, pipes in place, furnaces and hot water heaters all working okay. Large backyard for tenants to entertain or kids to play. Building needs some TLC -- mostly painting and other cosmetics. True 2-bedroom units. Rents can be much higher. Seller will do no repairs or provide for any inspections. Use special contract only. Listing agent is relative of Seller.

21. 2015-09-09
    listed $29,900 Active 418-char remark

    Show marketing remark (418 chars)

    Building structurally sound -- good roof, bricks tight, pipes in place, furnaces and hot water heaters all working okay. Large backyard for tenants to entertain or kids to play. Building needs some TLC -- mostly painting and other cosmetics. True 2-bedroom units. Rents can be much higher. Seller will do no repairs or provide for any inspections. Use special contract only. Listing agent is relative of Seller.

ⓘ 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: $462 · $39/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$1,235/yr (+$103/mo · 267.1%)

ⓘ 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 · 19 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: $62,112
• − Mortgage interest: −$9,803
• − Property taxes: −$462
• − Insurance: −$875
• − Repairs & maintenance: −$4,969
• − Management: −$4,969
• − Depreciation: −$5,091
• Taxable income: $35,943
• Est. tax owed @ 24.0%: −$8,626
• After-tax cash flow: $28,092/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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 Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 2%

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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

+485.3% since first listed

7 events — show timeline

• 2026-04-25 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-14 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-30 Listed $175,000 MARIS as Distributed by MLS Grid
• 2015-10-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-09-18 Delisted — MARIS as Distributed by MLS Grid
• 2015-09-09 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2015-09-09 Listed $29,900 MARIS as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2024): $462 · +4.8% YoY. Source: county tax records.