3416 Indiana Ave · St. Louis, MO 63118

$349,900

16 bd · 4.0 ba · 3,234 sqft · MultiFamily public records · 14 Days on market

Built 1930 4,948 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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +3.7/5.0
• 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: 4 units. confirmed

Listing remarks

This turnkey 4-unit multi-family property in the heart of the Cherokee neighborhood, is fully rented with a great history of long term tenants. It would be a great choice for your next real estate investment. Each unit offers a private 1 bed, 1 bath layout with a strong mix of historic character and modern functionality. Major improvements include updates to electric, plumbing, stacks, modern central HVAC, and a newer roof. Interiors feature original hardwood floors and historic woodwork paired with updated kitchens and baths. Tenants also enjoy private rear decks and basements with individually locked storage spaces and dedicated washer/dryer hookups for each unit. Located on a one-way str

Key facts

• 4,948 sq ft lot
• Built 1930
• Listed 14 days

Property features AI

Finance

• Other: Lot about 0.1136 acres; Above-grade living area ~3,234 (public records); Four total units in one building; all four currently leased
• Financial info: Not available for lease consideration

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Electric service by Ameren
• Home design: Residential income property; 2–4 units (2–4 unit building); Apartment building; Two levels; Updated/remodeled
• Construction: Brick construction; Shingle roof
• Exterior features: Deck; Rear porch; Back yard fencing; French doors; Storage; Private entrances

Interior

• Kitchen: Dishwasher; Microwave; Electric oven; Free-standing range; Refrigerator
• Bedrooms: Four 1-bedroom units
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Four 1-bath units
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Electric oven; Free-standing range; Refrigerator; Water heater; Private entrance; Storage
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $302/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Cap rate 10.4% 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: Monroe Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 158 students, 98% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 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: Rents rising fast (+4.9%/yr); 240 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $4,162/mo this rent would consume 86% of the median local household income ($58k/yr) (locally 1495% 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 $2k of loan paydown is wiped out by about $10k 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 + 4.9% rent growth), your $98k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 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 $84k; list at $350k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $349,900

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 1930 — 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: 1.19% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.81%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.29×
• Total profit: $28,231
• Equity at exit: $52,171

10-year hold

• IRR: 18.0%
• Equity multiple: 2.61×
• Total profit: $157,550
• Equity at exit: $30,253

Cash invested: $97,972 (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 63118

• Rents YoY: 4.9%
• Active inventory: 240
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $4,162 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$874
• Net cashflow: $1,209

Break-even live

Break-even rent $2,631

Max offer price $349,900

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,160
Total (4 units)			$4,162

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $349,900 Active 14 DOM
2. 2026-06-17
   days on market $349,900 Active 13 DOM
3. 2026-06-16
   days on market $349,900 Active 12 DOM
4. 2026-06-15
   days on market $349,900 Active 11 DOM
5. 2026-06-13
   days on market $349,900 Active 9 DOM
6. 2026-06-09
   days on market $349,900 Active 5 DOM
7. 2026-06-08
   days on market $349,900 Active 4 DOM
8. 2026-06-07
   days on market $349,900 Active 3 DOM
9. 2026-06-05
   statusdays on market $349,900 Active 1 DOM
10. 2026-06-03
    days on market $349,900 Coming Soon 5 DOM
11. 2026-06-02
    days on market $349,900 Coming Soon 4 DOM
12. 2026-06-01
    days on market $349,900 Coming Soon 3 DOM
13. 2026-05-31
    days on market $349,900 Coming Soon 2 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: $1,177 · $98/mo
• Projected year-2 tax: $3,394 · $283/mo
• Expected delta: +$2,217/yr (+$185/mo · 188.3%)

ⓘ 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 ≥109°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: $49,944
• − Mortgage interest: −$19,600
• − Property taxes: −$1,177
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,996
• − Management: −$3,996
• − Depreciation: −$10,179
• Taxable income: $9,247
• Est. tax owed @ 24.0%: −$2,219
• After-tax cash flow: $12,291/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+314.1% since first listed

7 events — show timeline

• 2026-05-29 Coming Soon $349,900 MARIS as Distributed by MLS Grid
• 2026-05-29 Listed $349,900 MARIS as Distributed by MLS Grid
• 2024-03-14 Rental Removed $775 APPFOLIO
• 2024-02-06 Listed for Rent $775 APPFOLIO
• 2023-08-29 Rental Removed $775 APPFOLIO
• 2023-08-17 Listed for Rent $775 APPFOLIO
• 2008-09-10 Sold (Public Records) $84,500 Public Records

Property tax history

+3.0%/yr

Latest (2024): $1,177 · +5.0% YoY. Source: county tax records.