3725 Phillips Pl · St. Louis, MO 63116

$149,000

4 bd · 2.0 ba · 1,534 sqft · MultiFamily public records · 51 Days on market

Built 1938 6,098 sqft lot $97/sqft · 7% below area Est $160k · 7% 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 +28.1/30.0
• ARV discount +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Rent growth +3.2/5.0
• 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

This classic south city side-by-side 2 family is the perfect income producing property to add to your portfolio! Located in Tower Grove South it's walking distance to public transportation, shopping, city parks, etc. Units are both on long term leases with rents at $800 & $735. Each side as an identical floorpan featuring one 1 bedroom/1 bathroom. Layouts include a spacious living room (with original hardwood floors), walk through bedroom, good-sized bathroom, ample closet space, an eat in kitchen and cute sunrooms off the back! Some updated windows too! Plus, each unit has their own private basement with laundry hook up-- so convenient! There's a good sized fenced-in backyard and parking pad in the back as well!

Key facts

• Private basement
• Eat in kitchen
• Spacious living room

Tags

• WALKING DISTANCE TO SHOPPING
• WALKING DISTANCE TO CITY PARKS
• SPACIOUS LIVING ROOM
• ORIGINAL HARDWOOD FLOORS
• EAT IN KITCHEN
• PRIVATE BASEMENT

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $149k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive. Per door: $233/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 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.
• Market conditions: Rents rising (+2.6%/yr); 255 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 35% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 2.6% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $30k; list at $149k implies a 397% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1938 — 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: 1.19% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (median comp): $160,046
• List price: $149,000
• Delta: -6.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3912 Miami St	0.32mi	3/2.0 (-1)	1,722 (+12%)	20mo	$200,000	$116	43
3619 Montana St	0.45mi	3/2.0 (-1)	1,740 (+13%)	17mo	$135,000	$78	37

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,829
• Equity at exit: $22,216

10-year hold

• IRR: 12.2%
• Equity multiple: 1.95×
• Total profit: $39,545
• Equity at exit: $12,883

Cash invested: $41,720 (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 63116

• Rents YoY: 2.6%
• Active inventory: 255
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$781
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $466

Break-even live

Break-even rent $1,183

Max offer price $149,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,772
Total (2 units)			$1,773

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	43d	1	0.24mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	7d	1	0.34mi
4005 S Grand Blvd Saint Louis, MO	4.0	1.0	1323	$1,150	$0.87	16d	1	0.41mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	4d	1	0.49mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	20d	1	0.55mi
3411 Cherokee St St. Louis, MO	4.0	2.0	1568	$1,850	$1.18	43d	1	0.58mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	17d	1	0.59mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	23d	1	0.62mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	14d	1	0.63mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	1d	1	0.65mi
3628 Wyoming St Unit 2F St. Louis, MO	4.0	1.0	1700	$1,950	$1.15	43d	1	0.66mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	3d	1	0.68mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	43d	1	0.75mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	43d	1	0.76mi
4127 Minnesota Ave Unit 1F St. Louis, MO	3.0	1.0	1155	$1,200	$1.04	43d	1	0.83mi
4127 Minnesota Ave Unit 2F St. Louis, MO	3.0	1.0	1155	$1,200	$1.04	43d	1	0.83mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	43d	1	0.97mi
3635 Marceline Ter Unit 2ND St. Louis, MO	3.0	1.0	1250	$1,275	$1.02	43d	1	0.97mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	16d	1	1.09mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	1d	1	1.14mi
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	4d	1	1.19mi
3243 Delor St Unit 3243 St. Louis, MO	3.0	1.0	1100	$1,250	$1.14	21d	1	1.40mi
3925 Shenandoah Ave St. Louis, MO	3.0	1.0	1250	$1,500	$1.20	2d	1	1.41mi
2664 Nebraska Ave Unit 2F Saint Louis, MO	3.0	1.0	1350	$1,150	$0.85	23d	1	1.43mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$2,300	$1.89	1d	15	1.48mi
3802 Flad Ave St. Louis, MO	3.0	1.0	1350	$1,499	$1.11	7d	1	1.50mi

Listing history 7 events

1. 2026-05-13
   status Pending 728-char remark

   Show marketing remark (728 chars)

   This classic south city side-by-side 2 family is the perfect income producing property to add to your portfolio! Located in Tower Grove South it's walking distance to public transportation, shopping, city parks, etc. Units are both on long term leases with rents at $800 & $735. Each side as an identical floorpan featuring one 1 bedroom/1 bathroom. Layouts include a spacious living room (with original hardwood floors), walk through bedroom, good-sized bathroom, ample closet space, an eat in kitchen and cute sunrooms off the back! Some updated windows too! Plus, each unit has their own private basement with laundry hook up-- so convenient! There's a good sized fenced-in backyard and parking pad in the back as well!

2. 2026-04-20
   price $149,000 728-char remark

   Show marketing remark (728 chars)

   This classic south city side-by-side 2 family is the perfect income producing property to add to your portfolio! Located in Tower Grove South it's walking distance to public transportation, shopping, city parks, etc. Units are both on long term leases with rents at $800 & $735. Each side as an identical floorpan featuring one 1 bedroom/1 bathroom. Layouts include a spacious living room (with original hardwood floors), walk through bedroom, good-sized bathroom, ample closet space, an eat in kitchen and cute sunrooms off the back! Some updated windows too! Plus, each unit has their own private basement with laundry hook up-- so convenient! There's a good sized fenced-in backyard and parking pad in the back as well!

3. 2026-03-23
   listed $155,000 Active 728-char remark

   Show marketing remark (728 chars)

   This classic south city side-by-side 2 family is the perfect income producing property to add to your portfolio! Located in Tower Grove South it's walking distance to public transportation, shopping, city parks, etc. Units are both on long term leases with rents at $800 & $735. Each side as an identical floorpan featuring one 1 bedroom/1 bathroom. Layouts include a spacious living room (with original hardwood floors), walk through bedroom, good-sized bathroom, ample closet space, an eat in kitchen and cute sunrooms off the back! Some updated windows too! Plus, each unit has their own private basement with laundry hook up-- so convenient! There's a good sized fenced-in backyard and parking pad in the back as well!

4. 2012-01-26
   soldstatus $30,000
5. 2012-01-20
   soldstatus 550-char remark

   Show marketing remark (550 chars)

   South City full brick duplex! Arched interior doorways, some hardwoods exposed & some under carpet. Spacious, dine in kitchens have of wood cabinets and pantries. Full baths include linen closets. Enclosed mud rooms off kitchen (not heated or cooled). Separate full basements. Detached garage entry off alley. Separate utilities except sewer, lateral replaced some years ago. Property and kitchen appliances sold in their as is condition. Private seller to make no repairs nor provide any inspections. Not a foreclosure, short sale, or gut rehab!

6. 2011-11-16
   listed $40,000 550-char remark

   Show marketing remark (550 chars)

   South City full brick duplex! Arched interior doorways, some hardwoods exposed & some under carpet. Spacious, dine in kitchens have of wood cabinets and pantries. Full baths include linen closets. Enclosed mud rooms off kitchen (not heated or cooled). Separate full basements. Detached garage entry off alley. Separate utilities except sewer, lateral replaced some years ago. Property and kitchen appliances sold in their as is condition. Private seller to make no repairs nor provide any inspections. Not a foreclosure, short sale, or gut rehab!

7. 1991-08-05
   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: $1,094 · $91/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$351/yr (+$29/mo · 32.1%)

ⓘ 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 6/10 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: $21,276
• − Mortgage interest: −$8,346
• − Property taxes: −$1,094
• − Insurance: −$745
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$4,335
• Taxable income: $3,352
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $4,788/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 2%

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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

+272.5% since first listed

7 events — show timeline

• 2026-05-13 Pending — MARIS as Distributed by MLS Grid
• 2026-04-20 Price Changed $149,000 MARIS as Distributed by MLS Grid
• 2026-03-23 Listed $155,000 MARIS as Distributed by MLS Grid
• 2012-01-26 Sold (Public Records) $30,000 Public Records
• 2012-01-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-11-16 Listed $40,000 MARIS as Distributed by MLS Grid
• 1991-08-05 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2024): $1,094 · +5.0% YoY. Source: county tax records.