3824 Folsom Ave · St. Louis, MO 63110

$314,999

4 bd · 2.0 ba · 2,250 sqft · MultiFamily public records · 57 Days on market

Built 1897 3,201 sqft lot $140/sqft · 13% below area Est $361k · 13% under ↓ 54% since listing

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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 +20.1/30.0
• ARV discount +13.3/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Rent growth +4.1/5.0
• 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 MLS

Attractive yellow brick duplex on a quiet cul-de-sac near SLU and Shaw is perfect for owner occupant buyer looking to house hack, or savvy investor seeking income. Both units are currently occupied. The first-floor unit is furnished and used as mid-term rental for travel nurses, currently rented at $1800/month thru 9/30/26, but is usually rented for $2000-2400/month. The upstairs unit has a wonderful long-term tenant (20+ years) who pays $1050. This unit would be easy to update and rent for much more if you are looking to maximize income. Both units are 2bed/1bath. Central air/heat, in unit laundry in both units, some newer appliances. There is parking in the rear as well as a 2-story deck for rear entry. Owner-agent prefers as-is sale. Please do not disturb tenants.

Key facts

• Yellow brick duplex
• Parking in the rear
• Quiet cul-de-sac

Tags

• YELLOW BRICK DUPLEX
• QUIET CUL-DE-SAC
• IN UNIT LAUNDRY
• 2-STORY DECK
• PARKING IN THE REAR

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive. Per door: $195/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (6.9% below list).
• Recommended offer: $293k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Market conditions: Rents rising fast (+6.2%/yr); 98 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 43% of the median local income ($82k/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 57 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1897 — 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 $293,400 (6.9% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 7% 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 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $361,369
• List price: $314,999
• Delta: -12.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3667 Blaine Ave	0.09mi	4/4.0	2,156 (-4%)	6mo	$195,000	$90	76
3946 Detonty St	0.32mi	4/2.0	2,256 (+0%)	18mo	$250,000	$111	70
3961 Shaw Blvd	0.37mi	3/2.0 (-1)	2,160 (-4%)	5mo	$299,000	$138	67
3655 Russell Blvd	0.43mi	5/2.0 (+1)	2,288 (+2%)	17mo	$340,000	$149	58
4005-4007 Shenandoah Ave	0.74mi	5/2.0 (+1)	2,206 (-2%)	4mo	$299,900	$136	54
3652 Shenandoah Ave	0.72mi	4/2.0	2,200 (-2%)	23mo	$300,000	$136	43
4131 Flad Ave	0.72mi	4/2.0	2,500 (+11%)	11mo	$415,000	$166	38

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 · 6.24% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.81×
• Total profit: $-16,432
• Equity at exit: $46,967

10-year hold

• IRR: 8.0%
• Equity multiple: 1.69×
• Total profit: $60,555
• Equity at exit: $27,235

Cash invested: $88,200 (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 63110

• Rents YoY: 6.2%
• Active inventory: 98
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $2,934 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $390

Break-even live

Break-even rent $2,440

Max offer price $314,999

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,934
Total (2 units)			$2,934

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 Folsom Ave Unit 3909 St. Louis, MO	3.0	2.0	1635	$1,845	$1.13	17d	1	0.10mi
3663 McRee Ave Saint Louis, MO	3.0	1.5	1714	$2,750	$1.60	17d	1	0.14mi
2053 Alfred Ave St. Louis, MO	4.0	3.0	1768	$1,975	$1.12	43d	1	1.11mi
4133 Laclede Ave Unit 1 St. Louis, MO	3.0	1.5	2775	$1,999	$0.72	43d	1	1.25mi
2347 Park Ave Saint Louis, MO	3.0	3.5	1608	$2,150	$1.34	43d	1	1.28mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	16d	81	1.31mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	1d	128	1.31mi
3681 Lindell Blvd Saint Louis, MO	3.0	1.0–2.5	1292	$3,579	$2.77	1d	62	1.33mi
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	23d	1	1.34mi
4145-4147 Hartford St St. Louis, MO	4.0	3.5	2400	$3,800	$1.58	12d	1	1.37mi
3717-3721 Westminster Pl St. Louis, MO	3.0	1.0–3.0	1343	$2,735	$2.04	16d	4	1.37mi
2253 Indiana Ave Saint Louis, MO	4.0	3.5	1760	$2,600	$1.48	7d	1	1.43mi
3628 Wyoming St Unit 2F St. Louis, MO	4.0	1.0	1700	$1,950	$1.15	43d	1	1.44mi
404 N Sarah St Saint Louis, MO	3.0	2.5	1772	$2,600	$1.47	43d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $314,999 Active 57 DOM
2. 2026-06-17
   days on market $314,999 Active 56 DOM
3. 2026-06-16
   days on market $314,999 Active 55 DOM
4. 2026-06-15
   days on market $314,999 Active 54 DOM
5. 2026-06-13
   days on market $314,999 Active 52 DOM
6. 2026-06-09
   days on market $314,999 Active 48 DOM
7. 2026-06-08
   days on market $314,999 Active 47 DOM
8. 2026-06-07
   days on market $314,999 Active 46 DOM
9. 2026-06-05
   days on market $314,999 Active 43 DOM
10. 2026-06-03
    days on market $314,999 Active 42 DOM
11. 2026-06-02
    days on market $314,999 Active 41 DOM
12. 2026-06-01
    days on market $314,999 Active 40 DOM
13. 2026-05-31
    days on market $314,999 Active 39 DOM
14. 2026-05-17
    price $314,999 786-char remark

    Show marketing remark (786 chars)

    Attractive yellow brick duplex on a quiet cul-de-sac near SLU and Shaw is perfect for owner occupant buyer looking to house hack, or savvy investor seeking income. Both units are currently occupied. The first-floor unit is furnished and used as mid-term rental for travel nurses, currently rented at $1800/month thru 9/30/26, but is usually rented for $2000-2400/month. The upstairs unit has a wonderful long-term tenant (20+ years) who pays $1050. This unit would be easy to update and rent for much more if you are looking to maximize income. Both units are 2bed/1bath. Central air/heat, in unit laundry in both units, some newer appliances. There is parking in the rear as well as a 2-story deck for rear entry. Owner-agent prefers as-is sale. Please do not disturb tenants.

15. 2026-05-03
    price $319,000 786-char remark

    Show marketing remark (786 chars)

    Attractive yellow brick duplex on a quiet cul-de-sac near SLU and Shaw is perfect for owner occupant buyer looking to house hack, or savvy investor seeking income. Both units are currently occupied. The first-floor unit is furnished and used as mid-term rental for travel nurses, currently rented at $1800/month thru 9/30/26, but is usually rented for $2000-2400/month. The upstairs unit has a wonderful long-term tenant (20+ years) who pays $1050. This unit would be easy to update and rent for much more if you are looking to maximize income. Both units are 2bed/1bath. Central air/heat, in unit laundry in both units, some newer appliances. There is parking in the rear as well as a 2-story deck for rear entry. Owner-agent prefers as-is sale. Please do not disturb tenants.

16. 2026-04-22
    listed $325,000 Active 786-char remark

    Show marketing remark (786 chars)

    Attractive yellow brick duplex on a quiet cul-de-sac near SLU and Shaw is perfect for owner occupant buyer looking to house hack, or savvy investor seeking income. Both units are currently occupied. The first-floor unit is furnished and used as mid-term rental for travel nurses, currently rented at $1800/month thru 9/30/26, but is usually rented for $2000-2400/month. The upstairs unit has a wonderful long-term tenant (20+ years) who pays $1050. This unit would be easy to update and rent for much more if you are looking to maximize income. Both units are 2bed/1bath. Central air/heat, in unit laundry in both units, some newer appliances. There is parking in the rear as well as a 2-story deck for rear entry. Owner-agent prefers as-is sale. Please do not disturb tenants.

17. 2013-10-01
    soldstatus $600,000
18. 2010-11-16
    soldstatus $660,000
19. 1998-05-15
    soldstatus $687,500

ⓘ 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: $1,736 · $145/mo
• Projected year-2 tax: $3,055 · $255/mo
• Expected delta: +$1,320/yr (+$110/mo · 76.0%)

ⓘ 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: $35,208
• − Mortgage interest: −$17,645
• − Property taxes: −$1,736
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,817
• − Management: −$2,817
• − Depreciation: −$9,164
• Taxable loss: −$544
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $4,812/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): 17,645
• Household income: $81,655
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 921.0

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 White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 9% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -206.93%
• Current HPI: 342.2466
• Rent YoY: ▲ 6.24%
• 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

-54.2% since first listed

6 events — show timeline

• 2026-05-17 Price Changed $314,999 MARIS as Distributed by MLS Grid
• 2026-05-03 Price Changed $319,000 MARIS as Distributed by MLS Grid
• 2026-04-22 Listed $325,000 MARIS as Distributed by MLS Grid
• 2013-10-01 Sold (Public Records) $600,000 Public Records
• 2010-11-16 Sold (Public Records) $660,000 Public Records
• 1998-05-15 Sold (Public Records) $687,500 Public Records

Property tax history

+13.6%/yr

Latest (2024): $1,736 · +5.1% YoY. Source: county tax records.