3237 Barrett St · St. Louis, MO 63107

$160,000

None bd · 3.0 ba · 3,024 sqft · MultiFamily public records · 50 Days on market

Built 1897 4,678 sqft lot $53/sqft · 129% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This property will be sold as a package deal with 3233 Barrett. Seller requests a four hour notice to view the property. Please schedule your viewing of this possible 2+ family flat. The third unit on the third floor and has a separate entrance from the second floor. It has its own full bath, the kitchenette has a double sink, refrigerator and microwave and electric skillet capability. Should you use it as a separate apartment, you will have to either install a furnace or heating unit and window air units. The second floor has its own h/w tank and furnace. The pocket doors and mantles are original to the building. Large rooms and high ceilings make this unit uniquely desirable. The back bedroom leads to a private balcony where you can sit and watch the sunrise. The first floor unit has pocket doors and like the second floor, bay windows in the living room, a jet tub and a separate walk-in shower are in the bathroom. Please know that this property is being sold as-is.

Key facts

• 4,678 sq ft lot
• Built 1897
• Listed 49 days

Property features AI

Finance

• Other: Total units: 2 across 1 building; Living area reported as 3024 (per public records)
• Financial info: Annual taxes reported (2025): $551; Seller may consider concessions

Exterior

• Home design: Residential income property (2-4 units); Duplex; Three or more levels; Private ownership
• Construction: Brick construction; Shingle roof
• Exterior features: Asphalt road frontage on a city street; Lot about 0.11 acres (per public records)

Interior

• Bedrooms: Main and upper level bedrooms not specified
• Bathrooms: Main and upper level bathrooms not specified
• Heating & cooling: No central cooling
• Interior features: Bay windows; Blinds; Insulated windows; Window treatments; Has basement; 3 fireplaces

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×3bd/1ba units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $476/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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 B — 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: Columbia Elem. Comm. Ed. Ctr. (math 2% / reading 12%, grade F, #1,058 of 1,115 statewide, top 96%, 221 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: 58 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $1k 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 (-1.8% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1897 — 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1897 — 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: 1.88% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.22%
• DSCR: 2.70
• GRM: 4.4

CMA / ARV

• ARV (median comp): $69,865
• List price: $160,000
• Delta: 129.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4115 N Florissant Ave	0.39mi	—/—	2,904 (-4%)	3mo	$25,000	$9	73
3858 Greer Ave	0.60mi	—/—	3,156 (+4%)	0mo	$160,000	$51	65
3203 Dodier St	0.47mi	12/3.0	3,112 (+3%)	13mo	$125,000	$40	62
2902 Sullivan Ave	0.40mi	—/—	2,658 (-12%)	1mo	$40,000	$15	61
3840 Saint Louis Ave	0.70mi	5/3.0	2,880 (-5%)	11mo	$55,000	$19	50
4027 Palm St	0.65mi	12/6.0	2,914 (-4%)	4mo	$72,900	$25	48
3939 Greer Ave	0.66mi	—/—	2,756 (-9%)	10mo	$89,900	$33	46
3800 Greer Ave #2	0.54mi	5/2.0	2,726 (-10%)	14mo	$79,900	$29	43
3949 Palm St	0.56mi	7/2.0	2,620 (-13%)	9mo	$55,000	$21	41
3965 Ashland Ave	0.63mi	12/4.0	2,678 (-11%)	10mo	$134,900	$50	39
4200 College Ave	0.57mi	16/16.0	3,412 (+13%)	0mo	$100,000	$29	32
3847 Greer Ave	0.56mi	7/2.0	2,652 (-12%)	23mo	$195,000	$74	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 2.64×
• Total profit: $73,428
• Equity at exit: $32,926

10-year hold

• IRR: 41.6%
• Equity multiple: 5.21×
• Total profit: $188,460
• Equity at exit: $29,925

Cash invested: $44,800 (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 63107

• Home prices YoY: -1.9%
• Active inventory: 58
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,010 high
• Mortgage (P&I): −$839
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $1,427

Break-even live

Break-even rent $1,204

Max offer price $160,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,936
1× unit	3	1	$1,074
Total (3 units)			$3,010

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3127 Clay Ave Unit B St. Louis, MO	1.0	1.0	3536	$950	$0.27	43d	1	0.76mi
1523 Angelrodt St Saint Louis, MO	2.0	1.0	3049	$1,000	$0.33	17d	1	0.88mi

Listing history 24 events

1. 2026-06-18
   days on market $160,000 Active 50 DOM
2. 2026-06-17
   days on market $160,000 Active 49 DOM
3. 2026-06-16
   days on market $160,000 Active 48 DOM
4. 2026-06-15
   days on market $160,000 Active 47 DOM
5. 2026-06-13
   days on market $160,000 Active 45 DOM
6. 2026-06-09
   days on market $160,000 Active 41 DOM
7. 2026-06-08
   days on market $160,000 Active 40 DOM
8. 2026-06-07
   days on market $160,000 Active 39 DOM
9. 2026-06-05
   days on market $160,000 Active 36 DOM
10. 2026-06-03
    days on market $160,000 Active 35 DOM
11. 2026-06-02
    days on market $160,000 Active 34 DOM
12. 2026-06-01
    days on market $160,000 Active 33 DOM
13. 2026-05-31
    days on market $160,000 Active 32 DOM
14. 2026-04-30
    listed $160,000 Active 526-char remark
15. 2026-04-28
    historical $160,000 526-char remark
16. 2025-12-23
    price $150,000
17. 2025-11-08
    listed $170,000 Active
18. 2024-04-08
    historical $1,200
19. 2024-01-06
    listed $1,200
20. 2021-10-01
    soldstatus $80,000
21. 2021-09-30
    soldstatus Closed

    Show marketing remark (991 chars)

    This property will be sold as a package deal with 3233 Barrett. Seller requests a four hour notice to view the property. Please schedule your viewing of this possible 2+ family flat. The third unit on the third floor and has a separate entrance from the second floor. It has its own full bath, the kitchenette has a double sink, refrigerator and microwave and electric skillet capability. Should you use it as a separate apartment, you will have to either install a furnace or heating unit and window air units. The second floor has its own h/w tank and furnace. The pocket doors and mantles are original to the building. Large rooms and high ceilings make this unit uniquely desirable. The back bedroom leads to a private balcony where you can sit and watch the sunrise. The first floor unit has pocket doors and like the second floor, bay windows in the living room, a jet tub and a separate walk-in shower are in the bathroom. Please know that this property is being sold as-is.

22. 2021-08-20
    status Pending

    Show marketing remark (991 chars)

    This property will be sold as a package deal with 3233 Barrett. Seller requests a four hour notice to view the property. Please schedule your viewing of this possible 2+ family flat. The third unit on the third floor and has a separate entrance from the second floor. It has its own full bath, the kitchenette has a double sink, refrigerator and microwave and electric skillet capability. Should you use it as a separate apartment, you will have to either install a furnace or heating unit and window air units. The second floor has its own h/w tank and furnace. The pocket doors and mantles are original to the building. Large rooms and high ceilings make this unit uniquely desirable. The back bedroom leads to a private balcony where you can sit and watch the sunrise. The first floor unit has pocket doors and like the second floor, bay windows in the living room, a jet tub and a separate walk-in shower are in the bathroom. Please know that this property is being sold as-is.

23. 2021-08-14
    listed $80,000 Active

    Show marketing remark (991 chars)

    This property will be sold as a package deal with 3233 Barrett. Seller requests a four hour notice to view the property. Please schedule your viewing of this possible 2+ family flat. The third unit on the third floor and has a separate entrance from the second floor. It has its own full bath, the kitchenette has a double sink, refrigerator and microwave and electric skillet capability. Should you use it as a separate apartment, you will have to either install a furnace or heating unit and window air units. The second floor has its own h/w tank and furnace. The pocket doors and mantles are original to the building. Large rooms and high ceilings make this unit uniquely desirable. The back bedroom leads to a private balcony where you can sit and watch the sunrise. The first floor unit has pocket doors and like the second floor, bay windows in the living room, a jet tub and a separate walk-in shower are in the bathroom. Please know that this property is being sold as-is.

24. 2021-08-12
    historical $80,000

    Show marketing remark (991 chars)

    This property will be sold as a package deal with 3233 Barrett. Seller requests a four hour notice to view the property. Please schedule your viewing of this possible 2+ family flat. The third unit on the third floor and has a separate entrance from the second floor. It has its own full bath, the kitchenette has a double sink, refrigerator and microwave and electric skillet capability. Should you use it as a separate apartment, you will have to either install a furnace or heating unit and window air units. The second floor has its own h/w tank and furnace. The pocket doors and mantles are original to the building. Large rooms and high ceilings make this unit uniquely desirable. The back bedroom leads to a private balcony where you can sit and watch the sunrise. The first floor unit has pocket doors and like the second floor, bay windows in the living room, a jet tub and a separate walk-in shower are in the bathroom. Please know that this property is being sold as-is.

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$1,008/yr (+$84/mo · 185.5%)

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,120
• − Mortgage interest: −$8,962
• − Property taxes: −$544
• − Insurance: −$800
• − Repairs & maintenance: −$2,890
• − Management: −$2,890
• − Depreciation: −$4,655
• Taxable income: $15,380
• Est. tax owed @ 24.0%: −$3,691
• After-tax cash flow: $13,431/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
• City population: 283,259
• Population (ZIP): 9,082

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 (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▼ -1.75%
• Current HPI: 92.7423
• Rent YoY: —
• Metro: —
• 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

+100.0% since first listed

11 events — show timeline

• 2026-04-30 Listed $160,000 MARIS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $160,000 MARIS as Distributed by MLS Grid
• 2025-12-23 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2025-11-08 Listed $170,000 MARIS as Distributed by MLS Grid
• 2024-04-08 Rental Removed $1,200 RENT.
• 2024-01-06 Listed for Rent $1,200 RENT.
• 2021-10-01 Sold (Public Records) $80,000 Public Records
• 2021-09-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-08-20 Pending — MARIS as Distributed by MLS Grid
• 2021-08-14 Listed $80,000 MARIS as Distributed by MLS Grid
• 2021-08-12 Coming Soon $80,000 MARIS as Distributed by MLS Grid

Property tax history

+10.7%/yr

Latest (2024): $544 · +4.9% YoY. Source: county tax records.