7041 Dartmouth Ave · University City, MO 63130

$230,000

4 bd · 2.0 ba · 2,940 sqft · MultiFamily public records · 184 Days on market

Built 1940 3,833 sqft lot Est $426k · 46% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Huge, huge price reduction! See it now before it's gone! Spacious duplex in the U City in a great location close to Clayton, the U City Loop and the Central West End. The units themselves are spacious with beautiful hardwood floors, some updated kitchens and a garage space available for each unit. Plus, there are separate laundry facilities for each unit in the basement. OR, if someone is looking for a conversion project, this is an ideal location and property. There are many existing conversions on this street and all over this area. The first floor unit is freshly updated and is rent or move in ready. The second floor unit is occupied with a very long term tenant that would prefer to rem

Key facts

• 3,833 sq ft lot
• Garage
• Built 1940

Property features AI

Finance

• Financial info: Gross income reported at $19,200; Net operating income reported at $10,600; Owner pays sewer and trash
• HOA & community: No association fees

Exterior

• Parking: Attached garage
• Utilities: Public water
• Home design: Duplex (Residential income, 2–4 units)
• Construction: Brick construction
• Exterior features: 0.088-acre lot

Interior

• Bedrooms: No main or upper level bedrooms listed
• Bathrooms: No main or upper level bathrooms listed
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Gas water heater; Basement with exterior entry and storage space; Block and concrete basement construction; Two fireplaces

🏷️ Possibly a rental listed for sale. The $230,000 price doesn't fit this home's estimated sale value (~$426,300) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive. Per door: $358/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 4.9% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Flynn Park Elem. (math 32% / reading 47%, grade F, #537 of 1,115 statewide, top 53%, 324 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 20% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the University City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 5 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; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $95k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $196k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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.
10. 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.
11. 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: 1.53% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.90%
• DSCR: 1.97
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $426,300
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7046 Amherst Ave	0.13mi	4/2.0	2,724 (-7%)	19mo	$350,000	$128	66
7049 Amherst Unit A & B	0.10mi	4/2.0	2,538 (-14%)	10mo	$389,000	$153	64
6710 Crest Ave	0.60mi	4/2.0	2,918 (-1%)	12mo	$259,900	$89	61
7155 Tulane Ave	0.18mi	4/2.0	2,582 (-12%)	13mo	$375,000	$145	61
7118 Amherst Ave	0.15mi	4/2.0	2,576 (-12%)	22mo	$299,000	$116	54
7308 Amherst Ave	0.40mi	5/3.0 (+1)	2,654 (-10%)	18mo	$429,900	$162	41

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $10,805
• Equity at exit: $34,294

10-year hold

• IRR: 14.6%
• Equity multiple: 2.22×
• Total profit: $78,531
• Equity at exit: $19,886

Cash invested: $64,400 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,529 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$310 /mo · $3,725/yr
• Insurance: −$96
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $715

Break-even live

Break-even rent $2,624

Max offer price $230,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,528
Total (2 units)			$3,529

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7205 Dorset Ave Saint Louis, MO	3.0	3.0	2337	$2,650	$1.13	44d	1	0.29mi
7045 Pershing Ave Saint Louis, MO	4.0	1.5	2080	$3,900	$1.88	2d	1	0.72mi
7250 Pershing Ave Unit 1 University City, MO	3.0	2.5	2016	$3,700	$1.84	24d	1	0.78mi
7256 Pershing Ave Unit A University City, MO	3.0	2.0	2178	$3,795	$1.74	17d	1	0.79mi
7541 Delmar Blvd Saint Louis, MO	4.0	3.0	1940	$3,295	$1.70	2d	1	0.93mi

Listing history 20 events

1. 2026-05-14
   status Pending
2. 2026-04-24
   historical Active Under Contract
3. 2026-04-15
   price $230,000
4. 2026-03-27
   price $240,000
5. 2026-03-13
   price $260,000
6. 2026-02-28
   price $285,000
7. 2026-01-26
   price $299,500
8. 2025-11-12
   listed $325,000 Active
9. 2025-11-10
   historical $325,000
10. 2017-07-28
    historical
11. 2017-04-03
    status Active
12. 2017-04-01
    historical
13. 2016-09-26
    price $164,900
14. 2016-08-31
    listed $169,900 Active
15. 2005-01-04
    soldstatus $196,500
16. 1999-10-22
    soldstatus $103,000
17. 1997-12-22
    soldstatus $87,000
18. 1993-05-07
    soldstatus $55,000
19. 1993-04-29
    soldstatus
20. 1993-04-29
    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: $3,725 · $310/mo
• Projected year-2 tax: $3,725 · $310/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 5/10 Major FEMA zone AE · 24% 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,348
• − Mortgage interest: −$12,884
• − Property taxes: −$3,725
• − Insurance: −$6,675
• − Repairs & maintenance: −$3,388
• − Management: −$3,388
• − Depreciation: −$6,691
• Taxable income: $5,598
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $7,238/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

Amenities D- Commute D- Cost of living B Crime C+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+318.2% since first listed

20 events — show timeline

• 2026-05-14 Pending — MARIS as Distributed by MLS Grid
• 2026-04-24 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-15 Price Changed $230,000 MARIS as Distributed by MLS Grid
• 2026-03-27 Price Changed $240,000 MARIS as Distributed by MLS Grid
• 2026-03-13 Price Changed $260,000 MARIS as Distributed by MLS Grid
• 2026-02-28 Price Changed $285,000 MARIS as Distributed by MLS Grid
• 2026-01-26 Price Changed $299,500 MARIS as Distributed by MLS Grid
• 2025-11-12 Listed $325,000 MARIS as Distributed by MLS Grid
• 2025-11-10 Coming Soon $325,000 MARIS as Distributed by MLS Grid
• 2017-07-28 Delisted — MARIS as Distributed by MLS Grid
• 2017-04-03 Relisted — MARIS as Distributed by MLS Grid
• 2017-04-01 Delisted — MARIS as Distributed by MLS Grid
• 2016-09-26 Price Changed $164,900 MARIS as Distributed by MLS Grid
• 2016-08-31 Listed $169,900 MARIS as Distributed by MLS Grid
• 2005-01-04 Sold (Public Records) $196,500 Public Records
• 1999-10-22 Sold (Public Records) $103,000 Public Records
• 1997-12-22 Sold (Public Records) $87,000 Public Records
• 1993-05-07 Sold (Public Records) $55,000 Public Records
• 1993-04-29 Sold (Public Records) — Public Records
• 1993-04-29 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2022): $3,725 · +1.0% YoY. Source: county tax records.