208 Bellerive Blvd · St. Louis, MO 63111

$179,900

8 bd · 4.0 ba · 3,060 sqft · MultiFamily public records · 19 Days on market

Built 1914 3,619 sqft lot

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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
• 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: 4 units. confirmed

Listing remarks

Investor special! Opportunity awaits at this four-family property ready for your vision and sweat equity. Ideal for an investor looking to renovate, increase rents, and build long-term cash flow. Whether you’re expanding your portfolio or looking for your next rehab project, this fourplex offers tons of upside in a convenient South City location. The bottom two units are currently tenant occupied, providing immediate rental income.

Key facts

• Tenant occupied
• South city location
• Four-family property

Tags

• FOUR-FAMILY PROPERTY
• TENANT OCCUPIED
• SOUTH CITY LOCATION
• IMMEDIATE RENTAL INCOME

Property features AI

Finance

• Other: Approximately 0.083-acre lot
• Financial info: Total of 4 units on the property; 2 units currently leased
• HOA & community: Community contains 4 units

Exterior

• Home design: Residential income property (2–4 units); Multi-family quadruplex
• Construction: Brick construction
• Exterior features: Deck

Interior

• Bedrooms: Two 1-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Zoned cooling
• Interior features: Unfinished walk-up basement
• Laundry & utility: Laundry in unit; Laundry in basement

🏷️ Possibly a rental listed for sale. The $179,900 price doesn't fit this home's estimated sale value (~$559,980) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $414/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.3% 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: Woodward Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 239 students, 99% 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 (+3.3%/yr); 125 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,494/mo this rent would consume 89% of the median local household income ($47k/yr) (locally 1364% 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 $5k 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 + 3.3% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $180k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $177,201 (1.5% below list)

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 1914 — 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: 1.94% ✓
• Cap rate: 17.35%
• Cash-on-cash: 39.49%
• DSCR: 2.76
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $559,980
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Holly Hills Ave	0.51mi	8/4.0	3,484 (+14%)	21mo	$459,900	$132	36
323 Mott St	0.56mi	8/8.0	2,736 (-11%)	6mo	$499,900	$183	35

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 2.54×
• Total profit: $77,339
• Equity at exit: $26,824

10-year hold

• IRR: 42.9%
• Equity multiple: 5.11×
• Total profit: $207,077
• Equity at exit: $15,554

Cash invested: $50,372 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $3,494 high
• Mortgage (P&I): −$943
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $1,658

Break-even live

Break-even rent $1,396

Max offer price $179,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,759	-5% $1,709	+0% $1,658	+5% $1,607	+10% $1,556
Rent	-10% $1,382	-5% $1,520	+0% $1,658	+5% $1,796	+10% $1,934
Rate	-1.0pp $1,748	-0.5pp $1,703	base $1,658	+0.5pp $1,611	+1.0pp $1,564

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$3,496
Total (4 units)			$3,494

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $179,900 Active 19 DOM
2. 2026-06-18
   days on market $179,900 Active 16 DOM
3. 2026-06-17
   days on market $179,900 Active 15 DOM
4. 2026-06-16
   days on market $179,900 Active 14 DOM
5. 2026-06-15
   days on market $179,900 Active 13 DOM
6. 2026-06-13
   days on market $179,900 Active 11 DOM
7. 2026-06-09
   days on market $179,900 Active 7 DOM
8. 2026-06-08
   days on market $179,900 Active 6 DOM
9. 2026-06-07
   days on market $179,900 Active 5 DOM
10. 2026-06-05
    days on market $179,900 Active 2 DOM
11. 2026-06-02
    remarks 435-char remark
12. 2026-06-02
    listed $179,900 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: $1,012 · $84/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$733/yr (+$61/mo · 72.5%)

ⓘ 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 ≥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: $41,928
• − Mortgage interest: −$10,077
• − Property taxes: −$1,012
• − Insurance: −$900
• − Repairs & maintenance: −$3,354
• − Management: −$3,354
• − Depreciation: −$5,233
• Taxable income: $17,998
• Est. tax owed @ 24.0%: −$4,319
• After-tax cash flow: $15,572/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+199.8% since first listed

7 events — show timeline

• 2026-06-02 Listed $179,900 MARIS as Distributed by MLS Grid
• 2003-10-31 Sold (Public Records) — Public Records
• 2002-05-29 Sold (Public Records) — Public Records
• 1999-09-30 Sold (Public Records) $60,000 Public Records
• 1999-09-30 Sold (Public Records) $60,000 Public Records
• 1995-05-17 Sold (Public Records) — Public Records
• 1989-07-18 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2024): $1,012 · +5.0% YoY. Source: county tax records.