3259 Minnesota Ave · St. Louis, MO 63118

$200,000

4 bd · 2.0 ba · 1,776 sqft · MultiFamily public records · 6 Days on market

Built 1896 3,240 sqft lot

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +3.7/5.0
• 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

Historic brick 2-family in the heart of Benton Park West offering an excellent opportunity for a seasoned investor looking to add to their portfolio or for someone looking to get started in real estate investing with a solid investment property. This classic 2-story building features two nearly 900 sq ft units, each offering 2 bedrooms, 1 bathroom, in-unit laundry, and well-maintained, updated interiors. Both units are occupied with strong rental income already in place. One lease is through 10/2026 and the other through 5/2027, providing immediate cash flow and stability. Additional features include a fenced backyard and off-street 2-car parking pad in the rear. Fantastic city location jus

Key facts

• Updated interiors
• Fenced backyard
• Strong rental income

Tags

• FENCED BACKYARD
• OFF-STREET PARKING PAD
• STRONG RENTAL INCOME
• UPDATED INTERIORS
• CLASSIC 2-STORY BUILDING

Property features AI

Finance

• Financial info: Residential income property with 2 total units (both currently leased)

Exterior

• Parking: Off-street parking pad (alley access)
• Utilities: Public water; Single phase electric
• Home design: Duplex / multi-family property; Two-story building; Above-grade finished area approximately 1,776 (public records)
• Construction: Brick and stone construction; Stone foundation
• Exterior features: Back yard fencing; Off-street parking with concrete parking pad and alley access

Interior

• Bedrooms: Two 2-bedroom units (one 2-bedroom unit and another 2-bedroom unit)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive. Per door: $200/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.7% 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: Froebel Elem. (math 8% / reading 8%, grade F, #1,052 of 1,115 statewide, top 95%, 176 students, 98% 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 242 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,257/mo this rent would consume 47% of the median local household income ($58k/yr) (locally 1495% 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 + 4.9% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1896 — 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 $200,000

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 1896 — 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: 1.13% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $115,440
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3231 Gravois Ave	0.17mi	4/2.0	1,776 (0%)	4mo	$265,000	$149	89
3229 Gravois Ave	0.17mi	4/2.0	1,776 (0%)	15mo	$110,000	$62	80
3507 Pennsylvania Ave	0.28mi	4/2.0	1,760 (-1%)	14mo	$155,000	$88	74
3118 Utah St	0.03mi	4/2.0	1,980 (+12%)	17mo	$114,900	$58	65
2804 Wyoming St	0.27mi	4/2.0	1,862 (+5%)	21mo	$260,000	$140	62
3512 Minnesota Ave	0.29mi	4/2.0	2,000 (+13%)	18mo	$129,900	$65	50
3707 Oregon Ave	0.56mi	3/2.0 (-1)	1,632 (-8%)	14mo	$59,900	$37	44
3641 Michigan Ave	0.47mi	4/2.0	1,998 (+12%)	23mo	$34,900	$17	38
3733 Michigan Ave	0.58mi	4/2.0	1,978 (+11%)	22mo	$134,900	$68	36

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,470
• Equity at exit: $29,821

10-year hold

• IRR: 10.5%
• Equity multiple: 1.88×
• Total profit: $49,515
• 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 63118

• Rents YoY: 4.9%
• Active inventory: 242
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $401

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 77%

Sensitivity live

Price	-10% $539	-5% $470	+0% $401	+5% $332	+10% $263
Rent	-10% $223	-5% $312	+0% $401	+5% $490	+10% $579
Rate	-1.0pp $502	-0.5pp $452	base $401	+0.5pp $349	+1.0pp $296

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,256
Total (2 units)			$2,257

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 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3411 Cherokee St St. Louis, MO	4.0	2.0	1568	$1,825	$1.16	0d	1	0.31mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	3d	1	0.33mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	45d	1	0.36mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	18d	1	0.39mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	45d	1	0.41mi
3628 Wyoming St Unit 2F St. Louis, MO	4.0	1.0	1700	$1,950	$1.15	45d	1	0.58mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	9d	1	0.64mi
2664 Nebraska Ave Unit 2F Saint Louis, MO	3.0	1.0	1350	$1,150	$0.85	25d	1	0.67mi
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	25d	1	0.71mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	16d	1	0.73mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	45d	1	0.75mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	25d	1	0.76mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$2,300	$1.89	0d	15	0.78mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	9d	1	0.82mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	45d	1	0.82mi
2327 Texas Ave Apt 205 St. Louis, MO	3.0	2.0	1375	$2,095	$1.52	19d	1	0.92mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	6d	1	0.92mi
3176 Gustine Ave Apt 1S St. Louis, MO	3.0	1.0	1600	$1,675	$1.05	0d	1	0.92mi
4005 S Grand Blvd Saint Louis, MO	4.0	1.0	1323	$1,150	$0.87	18d	1	1.00mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	45d	1	1.07mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	45d	1	1.09mi
2253 Indiana Ave Saint Louis, MO	4.0	3.5	1760	$2,600	$1.48	9d	1	1.09mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	19d	1	1.17mi
3802 Flad Ave St. Louis, MO	3.0	1.0	1350	$1,399	$1.04	0d	1	1.18mi
3802 Flad Ave St. Louis, MO	3.0	1.0	1350	$1,499	$1.11	9d	1	1.18mi
3925 Shenandoah Ave St. Louis, MO	3.0	1.0	1250	$1,500	$1.20	4d	1	1.22mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	5d	1	1.22mi
4222 S 38th St St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	0d	1	1.23mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	22d	1	1.23mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	0d	1	1.28mi
2018 Ann Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,450	$1.12	45d	1	1.28mi
4145-4147 Hartford St St. Louis, MO	4.0	3.5	2400	$3,800	$1.58	13d	1	1.34mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	13d	1	1.36mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	21d	1	1.36mi
2029 Russell Blvd Saint Louis, MO	3.0	3.0	1500	$1,900	$1.27	45d	1	1.36mi
3628 Shaw Blvd Unit 1F St. Louis, MO	3.0	2.0	1350	$1,995	$1.48	9d	1	1.36mi
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,250	$0.83	0d	1	1.47mi
2406 S 10th St Saint Louis, MO	3.0	2.0	2000	$1,795	$0.90	0d	1	1.47mi

Listing history 3 events

1. 2026-05-22
   listed $200,000 Active
2. 2007-10-24
   soldstatus
3. 2007-06-07
   soldstatus

ⓘ 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 ≥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: $27,084
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$5,818
• Taxable income: $1,729
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $4,395/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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 0.63)
• Race & ethnicity: White 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

3 events — show timeline

• 2026-05-22 Listed $200,000 MARIS as Distributed by MLS Grid
• 2007-10-24 Sold (Public Records) — Public Records
• 2007-06-07 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2024): $357 · +4.8% YoY. Source: county tax records.