4225 E Sacramento Ave · St. Louis, MO 63115

$55,000

None bd · 4.0 ba · 3,234 sqft · MultiFamily public records · 35 Days on market

Built 1926 5,401 sqft lot Est $65k · 15% under

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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 +15.0/30.0
• ARV discount +14.2/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

GREAT OPPORTUNITY!!!! THERE IS NO LEAD IN THIS BUILDING.... SELLER HAS CERTIFICATION INDICATING NO LEAD... LOTS OF IMPROVEMENTS, MUST SEE !!!!! This is a very nice building, occupied by three tenants. One tenant is the maintenance of the building; Parking in the rear. THIS PROPERTY WILL NOT LAST LONG. SELLER IS MOTIVATED!!! SET YOUR APPOINTMENT TODAY.... One unit is vacant but also needs work. Must have a contract contingent upon viewing to see the remainder of the units. Property is being sold AS-IS- SELLER TO PROVIDE NO INSPECTION OR REPAIRS. Please send all offers on a special sale contract to [email protected].

Key facts

• Four separate units
• Income potential
• 5,401 sq ft lot

Tags

• MULTI-FAMILY PROPERTY
• FOUR SEPARATE UNITS
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $55k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $624/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 60.8% 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.
• Zoned schools: Ashland Elem. And Br. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 226 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Beaumont Cte High School (math 5% / reading 5%, grade F, #517 of 521 statewide, top 100%, 236 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: 99 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Current owner paid $42k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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 1926 — 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: 6.57% ✓
• Cap rate: 60.78%
• Cash-on-cash: 194.59%
• DSCR: 9.66
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $64,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4278 Lee Ave #4	0.31mi	4/4.0	3,332 (+3%)	15mo	$65,000	$20	68
3858 Greer Ave	0.68mi	—/—	3,156 (-2%)	0mo	$160,000	$51	64
4126 W Lee Ave	0.30mi	4/4.0	3,536 (+9%)	16mo	$44,900	$13	56
4027 Palm St	0.35mi	12/6.0	2,914 (-10%)	4mo	$72,900	$25	56
4254 E Saint Louis Ave	0.53mi	8/3.0	2,850 (-12%)	4mo	$35,000	$12	48
4464 Holly Ave	0.66mi	—/—	2,874 (-11%)	4mo	$24,900	$9	47
4258 East St Louis Ave	0.53mi	4/2.0	2,850 (-12%)	1mo	$55,000	$19	47
4538 Lexington Ave	0.59mi	32/16.0	3,264 (+1%)	10mo	$39,000	$12	42
4200 College Ave	0.61mi	16/16.0	3,412 (+6%)	0mo	$100,000	$29	42
3939 Greer Ave	0.57mi	—/—	2,756 (-15%)	10mo	$89,900	$33	40
4448 Ashland Ave	0.49mi	1/1.0	2,892 (-11%)	15mo	$75,000	$26	35
4503 Clarence Ave	0.74mi	—/—	2,750 (-15%)	17mo	$40,900	$15	26

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: —
• Equity multiple: 10.75×
• Total profit: $150,183
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 22.80×
• Total profit: $335,750
• Equity at exit: $4,755

Cash invested: $15,400 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 99
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,614 high
• Mortgage (P&I): −$288
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $2,497

Break-even live

Break-even rent $453

Max offer price $55,000

Occupancy floor 26%

Sensitivity live

Price	-10% $2,528	-5% $2,513	+0% $2,497	+5% $2,482	+10% $2,466
Rent	-10% $2,212	-5% $2,355	+0% $2,497	+5% $2,640	+10% $2,783
Rate	-1.0pp $2,525	-0.5pp $2,511	base $2,497	+0.5pp $2,483	+1.0pp $2,469

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$3,616
Total (4 units)			$3,614

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3127 Clay Ave Unit B St. Louis, MO	1.0	1.0	3536	$950	$0.27	45d	1	0.39mi
4868 Farlin Ave Unit 2 St. Louis, MO	2.0	1.0	2690	$1,100	$0.41	45d	1	1.05mi

Listing history 11 events

1. 2026-04-16
   status Pending
2. 2026-03-12
   listed $55,000 Active
3. 2017-06-13
   soldstatus $42,000
4. 2017-04-26
   soldstatus $20,500
5. 2017-04-24
   soldstatus Closed 631-char remark

   Show marketing remark (631 chars)

   GREAT OPPORTUNITY!!!! THERE IS NO LEAD IN THIS BUILDING.... SELLER HAS CERTIFICATION INDICATING NO LEAD... LOTS OF IMPROVEMENTS, MUST SEE !!!!! This is a very nice building, occupied by three tenants. One tenant is the maintenance of the building; Parking in the rear. THIS PROPERTY WILL NOT LAST LONG. SELLER IS MOTIVATED!!! SET YOUR APPOINTMENT TODAY.... One unit is vacant but also needs work. Must have a contract contingent upon viewing to see the remainder of the units. Property is being sold AS-IS- SELLER TO PROVIDE NO INSPECTION OR REPAIRS. Please send all offers on a special sale contract to [email protected].

6. 2017-03-29
   status Pending 631-char remark

   Show marketing remark (631 chars)

   GREAT OPPORTUNITY!!!! THERE IS NO LEAD IN THIS BUILDING.... SELLER HAS CERTIFICATION INDICATING NO LEAD... LOTS OF IMPROVEMENTS, MUST SEE !!!!! This is a very nice building, occupied by three tenants. One tenant is the maintenance of the building; Parking in the rear. THIS PROPERTY WILL NOT LAST LONG. SELLER IS MOTIVATED!!! SET YOUR APPOINTMENT TODAY.... One unit is vacant but also needs work. Must have a contract contingent upon viewing to see the remainder of the units. Property is being sold AS-IS- SELLER TO PROVIDE NO INSPECTION OR REPAIRS. Please send all offers on a special sale contract to [email protected].

7. 2017-03-23
   listed $24,900 Active 631-char remark

   Show marketing remark (631 chars)

   GREAT OPPORTUNITY!!!! THERE IS NO LEAD IN THIS BUILDING.... SELLER HAS CERTIFICATION INDICATING NO LEAD... LOTS OF IMPROVEMENTS, MUST SEE !!!!! This is a very nice building, occupied by three tenants. One tenant is the maintenance of the building; Parking in the rear. THIS PROPERTY WILL NOT LAST LONG. SELLER IS MOTIVATED!!! SET YOUR APPOINTMENT TODAY.... One unit is vacant but also needs work. Must have a contract contingent upon viewing to see the remainder of the units. Property is being sold AS-IS- SELLER TO PROVIDE NO INSPECTION OR REPAIRS. Please send all offers on a special sale contract to [email protected].

8. 2017-03-23
   historical $24,900 631-char remark

   Show marketing remark (631 chars)

   GREAT OPPORTUNITY!!!! THERE IS NO LEAD IN THIS BUILDING.... SELLER HAS CERTIFICATION INDICATING NO LEAD... LOTS OF IMPROVEMENTS, MUST SEE !!!!! This is a very nice building, occupied by three tenants. One tenant is the maintenance of the building; Parking in the rear. THIS PROPERTY WILL NOT LAST LONG. SELLER IS MOTIVATED!!! SET YOUR APPOINTMENT TODAY.... One unit is vacant but also needs work. Must have a contract contingent upon viewing to see the remainder of the units. Property is being sold AS-IS- SELLER TO PROVIDE NO INSPECTION OR REPAIRS. Please send all offers on a special sale contract to [email protected].

9. 2007-02-01
   soldstatus
10. 2006-01-13
    soldstatus
11. 2003-04-09
    soldstatus

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $557 · $46/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $43,368
• − Mortgage interest: −$3,081
• − Property taxes: −$557
• − Insurance: −$275
• − Repairs & maintenance: −$3,469
• − Management: −$3,469
• − Depreciation: −$1,600
• Taxable income: $30,916
• Est. tax owed @ 24.0%: −$7,420
• After-tax cash flow: $22,548/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• 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

+120.9% since first listed

11 events — show timeline

• 2026-04-16 Pending — MARIS as Distributed by MLS Grid
• 2026-03-12 Listed $55,000 MARIS as Distributed by MLS Grid
• 2017-06-13 Sold (Public Records) $42,000 Public Records
• 2017-04-26 Sold (Public Records) $20,500 Public Records
• 2017-04-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-03-29 Pending — MARIS as Distributed by MLS Grid
• 2017-03-23 Listed $24,900 MARIS as Distributed by MLS Grid
• 2017-03-23 Coming Soon $24,900 MARIS as Distributed by MLS Grid
• 2007-02-01 Sold (Public Records) — Public Records
• 2006-01-13 Sold (Public Records) — Public Records
• 2003-04-09 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2024): $557 · +4.9% YoY. Source: county tax records.