3916 W Belle Pl · St. Louis, MO 63108

$115,000

None bd · 4.0 ba · 5,700 sqft · MultiFamily public records · 223 Days on market

Built 1890 7,440 sqft lot Est $114k · at est.

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Why this score? — see what drove the D 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 +7.1/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.3/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

HUGE PRICE REDUCTION!!!! Owner say, " SELL AS IS" , Inspection for Buyer's Information Only !!!!! Please do not forward Inspection report to Listing Agent . Price reduction reflects owner wanting a quick sale. Lots of Updates. Check out Plumbing, Electric, Roofing, Heating, Tuckpointing and Rear Porches. The area is experiencing revitalizations. COME SEE AND MAKE YOUR OFFER FOR THIS BARGAIN PRICED INVESTMENT. All Units Are Vacant. FYI: The Seller Reserves the right to accept the offer of their choice regardless of order in which they are received. Property under Multiple Offer Status, Please Submit Highest and Best Offer by 12pm of 3/19/2026 .

Key facts

• Main thoroughfares
• Centrally located
• 7,440 sq ft lot

Tags

• CENTRALLY LOCATED
• NEAR PUBLIC TRANSPORTATION
• MAIN THOROUGHFARES

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: Income property with four rental units (investor opportunity); Above-grade living area reported as 5,700 (assessor)
• HOA & community: No HOA details provided

Exterior

• Parking: Off-street parking with parking pad; 2-car garage
• Security: No security features provided
• Utilities: Public water; Sewer available and connected
• Home design: Residential income property; Quadruplex; Single building (1); Four units total
• Construction: Brick construction; Flat, pitched/sloped, and shingle roof types
• Exterior features: Chain link fencing; Lot approximately 0.17 acres

Interior

• Kitchen: No appliance details provided
• Bedrooms: No main or upper level bedrooms reported
• Flooring: No flooring details provided
• Bathrooms: No main or upper level bathrooms reported; Each unit has one bathroom (4 units, 4 bathrooms total)
• Heating & cooling: Forced air heating; Natural gas heating; Other cooling
• Interior features: Concrete basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a ?-bed/4.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 44.0% 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 D — 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: Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 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 (+3.1%/yr); 152 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $5,444/mo this rent would consume 118% of the median local household income ($55k/yr) (locally 2180% 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 $795 of loan paydown is wiped out by about $3k 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 + 3.1% rent growth), your $32k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $190k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.73% ✓
• Cap rate: 44.02%
• Cash-on-cash: 134.73%
• DSCR: 6.99
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $114,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3916 W Belle Pl	0.00mi	—/16.0	5,700 (0%)	1mo	$115,000	$20	79

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 · 3.1% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.59×
• Total profit: $212,187
• Equity at exit: $17,147

10-year hold

• IRR: —
• Equity multiple: 16.02×
• Total profit: $483,578
• Equity at exit: $9,943

Cash invested: $32,200 (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 63108

• Home prices YoY: -33.1%
• Rents YoY: 3.1%
• Active inventory: 152
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $5,444 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$35 /mo · $414/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,143
• Net cashflow: $3,615

Break-even live

Break-even rent $868

Max offer price $115,000

Occupancy floor 29%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$5,444
Total (2 units)			$5,444

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-25
   status Pending
2. 2026-03-19
   historical Active Under Contract
3. 2026-03-16
   status Active
4. 2026-03-12
   historical Active Under Contract
5. 2026-03-02
   price $115,000
6. 2026-01-09
   status Active
7. 2026-01-09
   price $145,000
8. 2025-10-28
   price $285,000
9. 2025-10-10
   listed $305,000 Active
10. 2016-07-26
    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: $414 · $35/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$701/yr (+$58/mo · 169.4%)

ⓘ 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: $65,328
• − Mortgage interest: −$6,442
• − Property taxes: −$414
• − Insurance: −$575
• − Repairs & maintenance: −$5,226
• − Management: −$5,226
• − Depreciation: −$3,345
• Taxable income: $44,099
• Est. tax owed @ 24.0%: −$10,584
• After-tax cash flow: $32,799/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): 21,336
• Household income: $55,147
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 2180.0

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 0.62)
• Race & ethnicity: White 54% Black 26% Asian 13% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 4% Romanian 3% Iranian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 3% Other Asian/Pacific 3% Spanish 3%

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: ▼ -111.22%
• Current HPI: 225.1081
• Rent YoY: ▲ 3.10%
• 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

-62.3% since first listed

10 events — show timeline

• 2026-05-25 Pending — MARIS as Distributed by MLS Grid
• 2026-03-19 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-12 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-02 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2026-01-09 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-09 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2025-10-28 Price Changed $285,000 MARIS as Distributed by MLS Grid
• 2025-10-10 Listed $305,000 MARIS as Distributed by MLS Grid
• 2016-07-26 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2022): $414 · +0.1% YoY. Source: county tax records.