1404 Woodland Dr · Richmond Heights, MO 63117

$515,000

8 bd · 4.0 ba · 3,720 sqft · MultiFamily public records · 6 Days on market

Built 1936 6,298 sqft lot Est $573k · 10% under

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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 +25.0/30.0
• ARV discount +12.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Don't miss this rare opportunity to buy a 4 unit property in the heart of Richmond heights. Total monthly rent income is $2900. 100% occupied. 2 units have new HVAC and 2 have boiler heat and window units. 2 long term tenants are month to month and 2 on year leases. Off street parking for each unit. washer dryer hook ups in the basement. For sale by owner agent.

Key facts

• 5 parking spots
• Laundry inside unit
• Prime location

Tags

• PRIME LOCATION
• BEAUTIFUL NEIGHBORHOOD
• LAUNDRY INSIDE UNIT
• 5 PARKING SPOTS

Property features AI

Finance

• Other: Seller open to concessions
• Financial info: Annual tax reported as $8,303 (2025)

Exterior

• Home design: Residential income property (2-4 units); Above-grade finished area reported as 3,720 (public records)
• Construction: Brick construction
• Exterior features: Lot approximately 0.1446 acres

Interior

• Bedrooms: No main or upper level bedrooms listed
• Bathrooms: No main or upper level bathrooms listed
• Heating & cooling: Central Air
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $515k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $280/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $515k).
• Cap rate 8.9% vs local median 3.6% in Richmond Heights — 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 84/100 on livability (#4 in MO, #652 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime F.
• Maplewood-Richmond Heights (suburban): math 40% / reading 56% proficiency, ranked #63 of 324 in MO (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mrh Elementary (math 40% / reading 57%, grade D, #334 of 1,115 statewide, top 30%, 417 students, 26% FRL); Maplewood-Richmond Hgts. High (math 62% / reading 67%, grade B-, #19 of 521 statewide, top 4%, 413 students, 32% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 58 active listings in the ZIP; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $5,644/mo this rent would consume 74% of the median local household income ($91k/yr) (locally 285% 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 $4k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $144k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $273k; list at $515k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $515,000

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 1936 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $572,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 Commodore Dr	0.45mi	7/7.0 (-1)	3,876 (+4%)	3mo	$595,000	$154	53

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-1,261
• Equity at exit: $76,788

10-year hold

• IRR: 11.2%
• Equity multiple: 1.95×
• Total profit: $136,784
• Equity at exit: $44,528

Cash invested: $144,200 (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 63117

• Rents YoY: 4.9%
• Active inventory: 58
• Price-to-rent: 30.4×

Monthly cashflow live

• Estimated rent: $5,644 high
• Mortgage (P&I): −$2,701
• Tax from tax record: −$422 /mo · $5,064/yr
• Insurance: −$215
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,185
• Net cashflow: $1,121

Break-even live

Break-even rent $4,224

Max offer price $515,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,413	-5% $1,267	+0% $1,121	+5% $976	+10% $830
Rent	-10% $676	-5% $899	+0% $1,121	+5% $1,344	+10% $1,567
Rate	-1.0pp $1,381	-0.5pp $1,252	base $1,121	+0.5pp $988	+1.0pp $852

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,644
Total (4 units)			$5,644

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $515,000 Active 6 DOM
2. 2026-06-18
   days on market $515,000 Active 3 DOM
3. 2026-06-17
   days on market $515,000 Active 2 DOM
4. 2026-06-16
   remarks 290-char remark
5. 2026-06-16
   listed $515,000 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: $5,064 · $422/mo
• Projected year-2 tax: $5,064 · $422/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥107°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: $67,728
• − Mortgage interest: −$28,848
• − Property taxes: −$5,064
• − Insurance: −$2,575
• − Repairs & maintenance: −$5,418
• − Management: −$5,418
• − Depreciation: −$14,982
• Taxable income: $5,423
• Est. tax owed @ 24.0%: −$1,301
• After-tax cash flow: $12,156/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: Maplewood-Richmond Heights
• NCES district ID: 2920010
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $45,159
• Composite: 40.6/100
• National rank: #3696
• State rank: #63 of 324 in MO

Livability — Richmond Heights

• Score: 84/100
• State rank: #4
• US rank: #652

Category grades

Amenities A+ Commute A+ Cost of living B Crime F Employment A+ Housing A+ Health & safety B User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond Heights, MO
• County: Saint Louis County · 888,823 people
• City population: 9,261
• Metro: St. Louis, MO-IL
• Population (ZIP): 9,261
• Household income: $90,921
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 285.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 6% Two or more races 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Lithuanian 3% Romanian 3%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 91% English-only · Chinese 3% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -332.54%
• Current HPI: 220.8603
• Rent YoY: ▲ 4.87%
• 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

+88.6% since first listed

14 events — show timeline

• 2026-06-15 Listed $515,000 MARIS as Distributed by MLS Grid
• 2026-04-11 Pending — MARIS as Distributed by MLS Grid
• 2026-04-02 Listed $499,900 MARIS as Distributed by MLS Grid
• 2026-04-02 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-04-27 Sold (Public Records) — Public Records
• 2022-02-25 Sold (Public Records) — Public Records
• 2019-06-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-04-28 Pending — MARIS as Distributed by MLS Grid
• 2019-04-22 Contingent — MARIS as Distributed by MLS Grid
• 2019-04-15 Price Changed $339,900 MARIS as Distributed by MLS Grid
• 2019-04-06 Relisted — MARIS as Distributed by MLS Grid
• 2019-04-04 Contingent — MARIS as Distributed by MLS Grid
• 2019-04-03 Listed $349,900 MARIS as Distributed by MLS Grid
• 2018-02-28 Sold (Public Records) $273,000 Public Records

Property tax history

+3.5%/yr

Latest (2022): $5,064 · -23.7% YoY. Source: county tax records.