8552 Church Rd · St. Louis, MO 63147

$150,000

6 bd · 3.0 ba · 2,100 sqft · MultiFamily public records · 3 Days on market

Built 1959 4,251 sqft lot Est $128k · 17% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• 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: 3 units. confirmed

Listing remarks MLS

MONEY MAKING, ranch style, Triplex for sale. All 3 units are occupied. Month-to-Month Tenancy. Very spacious 1 bdrm/ 1 bath units. Each unit has central air and its own private, partitioned, basement area with washer & dryer hook-ups. Three car OFF STREET parking pad is provided in the rear of building. Property updates are plenty! They include NEWER electrical panels and PVC plumbing stacks. Also, there are SOME newer flooring, windows, light fixtures and so much more!!! “PROPERTY IMPROVEMENTS” list available. This investment “GEM” currently generates $1,625 in gross monthly income. It’s quite the MONEY MAKER!! Property to be shown with ACCEPTED CONTRACT due to tenant occupancy. 24hrs notice after contract acceptance for property tours. PLEASE DO NOT DISTURB TENANTS. Property being sold “AS IS.” Please use Special Sales Contract. Seller to do NO inspections nor make any repairs. Buyer must include PROOF of FUNDS or PRE-APPROVAL LETTER with submitted offer. NO SIGN IN YARD

Key facts

• 4,251 sq ft lot
• 3 parking spots
• Built 1959

Property features AI

Finance

• Other: Property contains 3 total units; Living area reported as 2,100 (per public records)
• Financial info: Gross rental income reported at $2,100

Exterior

• Parking: Carport with space for 3 vehicles
• Utilities: Public water service
• Home design: Residential income property (2–4 units)
• Construction: Brick construction
• Exterior features: Public water; Neighborhood: Baden

Interior

• Bedrooms: Three 1-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full basement with 8+ ft poured concrete walls

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $393/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 15.7% 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: Herzog Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 247 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 57 active listings in the ZIP; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,646/mo this rent would consume 77% of the median local household income ($41k/yr) (locally 418% 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 $4k 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 + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $150,000

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 1959 — 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: 1.76% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.66%
• DSCR: 2.50
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $128,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8647 N Broadway	0.32mi	6/4.0	2,184 (+4%)	10mo	$133,000	$61	66

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.21×
• Total profit: $50,693
• Equity at exit: $22,365

10-year hold

• IRR: 36.3%
• Equity multiple: 4.35×
• Total profit: $140,615
• Equity at exit: $12,969

Cash invested: $42,000 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,646 high
• Mortgage (P&I): −$787
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $1,178

Break-even live

Break-even rent $1,155

Max offer price $150,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,263	-5% $1,221	+0% $1,178	+5% $1,136	+10% $1,093
Rent	-10% $969	-5% $1,074	+0% $1,178	+5% $1,283	+10% $1,387
Rate	-1.0pp $1,254	-0.5pp $1,216	base $1,178	+0.5pp $1,139	+1.0pp $1,100

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,646
Total (3 units)			$2,646

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   remarks 687-char remark
2. 2026-06-18
   days on market $150,000 Active 3 DOM
3. 2026-06-17
   days on market $150,000 Active 2 DOM
4. 2026-06-16
   status $150,000 Active 1 DOM
5. 2026-06-15
   remarks 334-char remark
6. 2026-06-15
   listed $150,000 Coming Soon 1 DOM

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$698/yr (+$58/mo · 92.2%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,752
• − Mortgage interest: −$8,402
• − Property taxes: −$757
• − Insurance: −$750
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$4,364
• Taxable income: $12,399
• Est. tax owed @ 24.0%: −$2,976
• After-tax cash flow: $11,162/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): 8,173
• Household income: $41,182
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 418.0

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 Black (92%)
• Race & ethnicity: Black 92% White 5% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -38.51%
• Current HPI: 84.224
• Rent YoY: —
• 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

+188.5% since first listed

14 events — show timeline

• 2026-06-15 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2025-08-05 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-22 Contingent — MARIS as Distributed by MLS Grid
• 2025-07-09 Listed $160,000 MARIS as Distributed by MLS Grid
• 2022-04-22 Sold (Public Records) $105,000 Public Records
• 2022-04-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-19 Contingent — MARIS as Distributed by MLS Grid
• 2022-03-16 Listed $99,500 MARIS as Distributed by MLS Grid
• 2015-10-23 Sold (Public Records) $47,000 Public Records
• 2015-10-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-06-12 Delisted — MARIS as Distributed by MLS Grid
• 2015-05-01 Listed $49,000 MARIS as Distributed by MLS Grid
• 1993-01-04 Sold (Public Records) $1 Public Records
• 1992-12-31 Sold (Public Records) $52,000 Public Records

Property tax history

+0.6%/yr

Latest (2022): $757 · +0.1% YoY. Source: county tax records.