2806 Osage St · St. Louis, MO 63118

$280,000

16 bd · 4.0 ba · 3,966 sqft · MultiFamily public records · 48 Days on market

Built 1924 5,998 sqft lot $71/sqft · 35% above area Est $208k · 35% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• 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 MLS

Fully occupied, turnkey, Dutchtown 4-family building! All apartments are true 1 bedroom, 1 bathroom with nice updates throughout. All units were renovated with granite countertops, built in microwave, dishwasher, disposal, and laundry closet for an in-unit stackable washer and dryer. Newer plumbing throughout. Electric was updated with panels for each unit, a common space panel, and a garage panel. Newer HVAC systems. Roof installed in 2019! Newer windows in front. Large 3 car detached garage in back with extra storage area in the hayloft for additional rental income. Being sold as-is.

Key facts

• 5,998 sq ft lot
• 3 garage spots
• Built 1924

Property features AI

Finance

• Other: Living area listed as 3,966 (public records); Lot size approximately 0.1377 acres; Property condition: updated/remodeled
• Financial info: No second mortgage indicated; Multi-family income property (4 total units)

Exterior

• Parking: No driveway; on-street parking available; 3-car garage (has garage)
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available (owner pays sewer for multi-family); Electric service by Ameren; Cable available; Natural gas available
• Home design: Residential income property (2–4 units); Quadruplex; Two levels; Private ownership
• Construction: Brick construction; Concrete perimeter foundation
• Exterior features: Concrete road frontage on a city street; 48 ft frontage length; No patio or porch; Balcony

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Four 1-bedroom units (unit-levels not specified)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling available
• Interior features: Updated/remodeled interior; Balcony; Panel doors; Smoke detectors installed
• Laundry & utility: Stacked washer/dryer units

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $328/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: Meramec Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 202 students, 98% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 242 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,760/mo this rent would consume 78% 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 $8k 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 $78k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $271,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1924 — 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: 1.34% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 6.2

CMA / ARV

• ARV (median comp): $207,635
• List price: $280,000
• Delta: 34.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.58×
• Total profit: $45,346
• Equity at exit: $41,749

10-year hold

• IRR: 24.2%
• Equity multiple: 3.27×
• Total profit: $177,677
• Equity at exit: $24,209

Cash invested: $78,400 (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: 242
• Price-to-rent: 24.8×

Monthly cashflow live

• Estimated rent: $3,760 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $1,312

Break-even live

Break-even rent $2,100

Max offer price $280,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,470	-5% $1,391	+0% $1,312	+5% $1,233	+10% $1,153
Rent	-10% $1,015	-5% $1,163	+0% $1,312	+5% $1,460	+10% $1,609
Rate	-1.0pp $1,453	-0.5pp $1,383	base $1,312	+0.5pp $1,239	+1.0pp $1,165

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,760
Total (4 units)			$3,760

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $280,000 Active 48 DOM
2. 2026-06-18
   days on market $280,000 Active 45 DOM
3. 2026-06-17
   price $280,000 Active 44 DOM
4. 2026-06-17
   days on market $285,000 Active 44 DOM
5. 2026-06-16
   days on market $285,000 Active 43 DOM
6. 2026-06-15
   days on market $285,000 Active 42 DOM
7. 2026-06-13
   days on market $285,000 Active 40 DOM
8. 2026-06-09
   days on market $285,000 Active 36 DOM
9. 2026-06-08
   days on market $285,000 Active 35 DOM
10. 2026-06-07
    days on market $285,000 Active 34 DOM
11. 2026-06-05
    days on market $285,000 Active 31 DOM
12. 2026-06-03
    days on market $285,000 Active 30 DOM
13. 2026-06-02
    pricedays on market $285,000 Active 29 DOM
14. 2026-06-01
    days on market $289,000 Active 28 DOM
15. 2026-05-31
    days on market $289,000 Active 27 DOM
16. 2026-04-27
    listed $289,000 Active 599-char remark
17. 2026-04-27
    historical $289,000 599-char remark
18. 2025-04-25
    historical $775
19. 2025-03-14
    listed $775
20. 2024-10-20
    historical $750
21. 2024-08-24
    listed $750
22. 2024-07-24
    soldstatus $254,000
23. 2024-07-19
    soldstatus Closed 592-char remark

    Show marketing remark (592 chars)

    Fully occupied, turnkey, Dutchtown 4-family building! All apartments are true 1 bedroom, 1 bathroom with nice updates throughout. All units were renovated with granite countertops, built in microwave, dishwasher, disposal, and laundry closet for an in-unit stackable washer and dryer. Newer plumbing throughout. Electric was updated with panels for each unit, a common space panel, and a garage panel. Newer HVAC systems. Roof installed in 2019! Newer windows in front. Large 3 car detached garage in back with extra storage area in the hayloft for additional rental income. Being sold as-is.

24. 2024-06-25
    status Pending 592-char remark

    Show marketing remark (592 chars)

    Fully occupied, turnkey, Dutchtown 4-family building! All apartments are true 1 bedroom, 1 bathroom with nice updates throughout. All units were renovated with granite countertops, built in microwave, dishwasher, disposal, and laundry closet for an in-unit stackable washer and dryer. Newer plumbing throughout. Electric was updated with panels for each unit, a common space panel, and a garage panel. Newer HVAC systems. Roof installed in 2019! Newer windows in front. Large 3 car detached garage in back with extra storage area in the hayloft for additional rental income. Being sold as-is.

25. 2024-05-17
    historical $765
26. 2024-04-23
    listed $765
27. 2024-04-23
    historical $750
28. 2024-04-22
    price $260,000 592-char remark

    Show marketing remark (592 chars)

    Fully occupied, turnkey, Dutchtown 4-family building! All apartments are true 1 bedroom, 1 bathroom with nice updates throughout. All units were renovated with granite countertops, built in microwave, dishwasher, disposal, and laundry closet for an in-unit stackable washer and dryer. Newer plumbing throughout. Electric was updated with panels for each unit, a common space panel, and a garage panel. Newer HVAC systems. Roof installed in 2019! Newer windows in front. Large 3 car detached garage in back with extra storage area in the hayloft for additional rental income. Being sold as-is.

29. 2024-04-18
    status Active 592-char remark

    Show marketing remark (592 chars)

    Fully occupied, turnkey, Dutchtown 4-family building! All apartments are true 1 bedroom, 1 bathroom with nice updates throughout. All units were renovated with granite countertops, built in microwave, dishwasher, disposal, and laundry closet for an in-unit stackable washer and dryer. Newer plumbing throughout. Electric was updated with panels for each unit, a common space panel, and a garage panel. Newer HVAC systems. Roof installed in 2019! Newer windows in front. Large 3 car detached garage in back with extra storage area in the hayloft for additional rental income. Being sold as-is.

30. 2024-04-12
    listed $750
31. 2024-04-10
    historical $750
32. 2024-04-05
    historical Active Under Contract 592-char remark

    Show marketing remark (592 chars)

    Fully occupied, turnkey, Dutchtown 4-family building! All apartments are true 1 bedroom, 1 bathroom with nice updates throughout. All units were renovated with granite countertops, built in microwave, dishwasher, disposal, and laundry closet for an in-unit stackable washer and dryer. Newer plumbing throughout. Electric was updated with panels for each unit, a common space panel, and a garage panel. Newer HVAC systems. Roof installed in 2019! Newer windows in front. Large 3 car detached garage in back with extra storage area in the hayloft for additional rental income. Being sold as-is.

33. 2024-03-26
    listed $750
34. 2024-03-22
    status Active 592-char remark

    Show marketing remark (592 chars)

    Fully occupied, turnkey, Dutchtown 4-family building! All apartments are true 1 bedroom, 1 bathroom with nice updates throughout. All units were renovated with granite countertops, built in microwave, dishwasher, disposal, and laundry closet for an in-unit stackable washer and dryer. Newer plumbing throughout. Electric was updated with panels for each unit, a common space panel, and a garage panel. Newer HVAC systems. Roof installed in 2019! Newer windows in front. Large 3 car detached garage in back with extra storage area in the hayloft for additional rental income. Being sold as-is.

35. 2024-03-08
    historical Active Under Contract 592-char remark

    Show marketing remark (592 chars)

    Fully occupied, turnkey, Dutchtown 4-family building! All apartments are true 1 bedroom, 1 bathroom with nice updates throughout. All units were renovated with granite countertops, built in microwave, dishwasher, disposal, and laundry closet for an in-unit stackable washer and dryer. Newer plumbing throughout. Electric was updated with panels for each unit, a common space panel, and a garage panel. Newer HVAC systems. Roof installed in 2019! Newer windows in front. Large 3 car detached garage in back with extra storage area in the hayloft for additional rental income. Being sold as-is.

36. 2024-03-05
    listed $264,900 Active 592-char remark

    Show marketing remark (592 chars)

    Fully occupied, turnkey, Dutchtown 4-family building! All apartments are true 1 bedroom, 1 bathroom with nice updates throughout. All units were renovated with granite countertops, built in microwave, dishwasher, disposal, and laundry closet for an in-unit stackable washer and dryer. Newer plumbing throughout. Electric was updated with panels for each unit, a common space panel, and a garage panel. Newer HVAC systems. Roof installed in 2019! Newer windows in front. Large 3 car detached garage in back with extra storage area in the hayloft for additional rental income. Being sold as-is.

37. 2022-11-15
    historical
38. 2022-05-17
    price $270,000
39. 2007-03-08
    soldstatus
40. 1997-03-28
    soldstatus
41. 1990-02-01
    soldstatus $71,500

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $2,716 · $226/mo
• Expected delta: +$1,832/yr (+$153/mo · 207.4%)

ⓘ 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: $45,120
• − Mortgage interest: −$15,684
• − Property taxes: −$884
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,610
• − Management: −$3,610
• − Depreciation: −$8,145
• Taxable income: $11,787
• Est. tax owed @ 24.0%: −$2,829
• After-tax cash flow: $12,912/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

+291.6% since first listed

30 events — show timeline

• 2026-06-17 Price Changed $280,000 MARIS as Distributed by MLS Grid
• 2026-06-02 Price Changed $285,000 MARIS as Distributed by MLS Grid
• 2026-05-29 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-22 Pending — MARIS as Distributed by MLS Grid
• 2026-04-27 Listed $289,000 MARIS as Distributed by MLS Grid
• 2026-04-27 Coming Soon $289,000 MARIS as Distributed by MLS Grid
• 2025-04-25 Rental Removed $775 APPFOLIO
• 2025-03-14 Listed for Rent $775 APPFOLIO
• 2024-10-20 Rental Removed $750 APPFOLIO
• 2024-08-24 Listed for Rent $750 APPFOLIO
• 2024-07-24 Sold (Public Records) $254,000 Public Records
• 2024-07-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-06-25 Pending — MARIS as Distributed by MLS Grid
• 2024-05-17 Rental Removed $765 APPFOLIO
• 2024-04-23 Listed for Rent $765 APPFOLIO
• 2024-04-23 Rental Removed $750 APPFOLIO
• 2024-04-22 Price Changed $260,000 MARIS as Distributed by MLS Grid
• 2024-04-18 Relisted — MARIS as Distributed by MLS Grid
• 2024-04-12 Listed for Rent $750 APPFOLIO
• 2024-04-10 Rental Removed $750 APPFOLIO
• 2024-04-05 Contingent — MARIS as Distributed by MLS Grid
• 2024-03-26 Listed for Rent $750 APPFOLIO
• 2024-03-22 Relisted — MARIS as Distributed by MLS Grid
• 2024-03-08 Contingent — MARIS as Distributed by MLS Grid
• 2024-03-05 Listed $264,900 MARIS as Distributed by MLS Grid
• 2022-11-15 Rental Removed — RENT.
• 2022-05-17 Price Changed $270,000 MARIS as Distributed by MLS Grid
• 2007-03-08 Sold (Public Records) — Public Records
• 1997-03-28 Sold (Public Records) — Public Records
• 1990-02-01 Sold (Public Records) $71,500 Public Records

Property tax history

+3.9%/yr

Latest (2024): $884 · +5.0% YoY. Source: county tax records.