8873 Lowell St · St. Louis, MO 63147

$209,000

4 bd · 2.0 ba · 2,288 sqft · MultiFamily public records · 6 Days on market

Built 1949 6,250 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• 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

Why own one unit, when you can own. TWO. This fantastic multi-family home is nestled at the end of a peaceful street. This property offers an excellent investment opportunity, with one unit already rented for $875 per month, while the other unit is ready and awaiting its new occupants. Whether you're an owner-occupant seeking a place to call home or an investor looking to expand your portfolio, this residence has it all. Step inside and discover a remarkably spacious interior that exudes comfort and versatility. You'll be amazed! You don't want to miss out on this opportunity.

Key facts

• Eat in kitchen
• Two family property
• Recent improvements

Tags

• INCOME PRODUCING PROPERTY
• TWO FAMILY PROPERTY
• SPACIOUS UNITS
• COMFORTABLE LIVING ROOM
• EAT IN KITCHEN
• RECENT IMPROVEMENTS

Property features AI

Finance

• Financial info: Property listed as residential income (2–4 units); Gross income reported at $1,925; Net operating income reported at $1,475

Exterior

• Utilities: Public water; Electric service by Ameren
• Home design: Duplex; Two levels
• Construction: Brick exterior
• Exterior features: Brick construction; Lot roughly 0.14 acres; No pool

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; Forced air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $209k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive. Per door: $218/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Cap rate 8.8% 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: Earl Nance Sr. Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 321 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 $2,161/mo this rent would consume 63% 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 $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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $145k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,000

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 1949 — 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: 1.03% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-6,175
• Equity at exit: $31,163

10-year hold

• IRR: 6.9%
• Equity multiple: 1.51×
• Total profit: $30,077
• Equity at exit: $18,071

Cash invested: $58,520 (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: 16.1×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $436

Break-even live

Break-even rent $1,609

Max offer price $209,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,160
Total (2 units)			$2,161

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $209,000 Active 6 DOM
2. 2026-06-17
   days on market $209,000 Active 5 DOM
3. 2026-06-16
   days on market $209,000 Active 4 DOM
4. 2026-06-15
   days on market $209,000 Active 3 DOM
5. 2026-06-13
   remarks 503-char remark
6. 2026-06-13
   listed $209,000 Active 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: $1,058 · $88/mo
• Projected year-2 tax: $2,027 · $169/mo
• Expected delta: +$970/yr (+$81/mo · 91.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% 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: $25,932
• − Mortgage interest: −$11,707
• − Property taxes: −$1,058
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$6,080
• Taxable income: $1,893
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $4,777/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

+211.9% since first listed

13 events — show timeline

• 2026-06-12 Listed $209,000 MARIS as Distributed by MLS Grid
• 2026-06-11 Coming Soon $209,000 MARIS as Distributed by MLS Grid
• 2023-09-14 Sold (Public Records) $145,000 Public Records
• 2023-09-11 Pending — MARIS as Distributed by MLS Grid
• 2023-09-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-07-18 Contingent — MARIS as Distributed by MLS Grid
• 2023-07-18 Relisted — MARIS as Distributed by MLS Grid
• 2023-07-18 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2023-07-16 Delisted — MARIS as Distributed by MLS Grid
• 2023-06-26 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2023-05-11 Listed $150,000 MARIS as Distributed by MLS Grid
• 2021-05-03 Sold (Public Records) $50,000 Public Records
• 2000-06-30 Sold (Public Records) $67,000 Public Records

Property tax history

+0.9%/yr

Latest (2024): $1,058 · +5.0% YoY. Source: county tax records.