4215 Shreve Ave · St. Louis, MO 63115

$125,000

4 bd · 2.0 ba · 2,180 sqft · MultiFamily public records · 114 Days on market

Built 1926 3,750 sqft lot $57/sqft · 55% 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 +3.3/10.0
• 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: 2 units. confirmed

Listing remarks MLS

NICE 2 FAMILY LOCATED IN NORTH ST LOUIS CITY, FULLY OCCUPIED. 1750.00 RENT PER MONTH. TENANTS ARE ON YEARLY LEASES. Showing with accepted contract

Key facts

• 3,750 sq ft lot
• Built 1926
• Listed 114 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive. Per door: $419/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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.
• Market conditions: 97 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,153/mo this rent would consume 84% of the median local household income ($31k/yr) (locally 1655% 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 $864 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 + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 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 $48k; list at $125k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.72% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.70%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $80,615
• List price: $125,000
• Delta: 55.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4116 N Kingshighway Blvd	0.38mi	4/2.0	2,222 (+2%)	22mo	$50,000	$23	61
4300 N Euclid Ave	0.20mi	4/2.0	2,488 (+14%)	17mo	$75,000	$30	53
3068 Marcus Ave	0.70mi	4/2.0	2,028 (-7%)	4mo	$28,000	$14	52
4890 Kossuth Ave	0.24mi	4/2.0	2,448 (+12%)	23mo	$169,900	$69	50
4237 Holly Ave	0.72mi	4/2.0	2,332 (+7%)	7mo	$156,900	$67	49
3917 Cora Ave	0.40mi	4/2.0	1,926 (-12%)	24mo	$89,900	$47	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 1.95×
• Total profit: $33,088
• Equity at exit: $18,638

10-year hold

• IRR: 31.0%
• Equity multiple: 3.79×
• Total profit: $97,590
• Equity at exit: $10,808

Cash invested: $35,000 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $837

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,152
Total (2 units)			$2,153

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	43d	1	0.92mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	4d	1	1.35mi

Listing history 25 events

1. 2026-06-18
   days on market $125,000 Active 114 DOM
2. 2026-06-17
   days on market $125,000 Active 113 DOM
3. 2026-06-16
   days on market $125,000 Active 112 DOM
4. 2026-06-15
   days on market $125,000 Active 111 DOM
5. 2026-06-13
   days on market $125,000 Active 109 DOM
6. 2026-06-09
   days on market $125,000 Active 105 DOM
7. 2026-06-08
   days on market $125,000 Active 104 DOM
8. 2026-06-08
   days on market $125,000 Active 103 DOM
9. 2026-06-05
   days on market $125,000 Active 100 DOM
10. 2026-06-03
    days on market $125,000 Active 99 DOM
11. 2026-06-02
    days on market $125,000 Active 98 DOM
12. 2026-06-01
    days on market $125,000 Active 97 DOM
13. 2026-05-31
    days on market $125,000 Active 96 DOM
14. 2026-02-24
    listed $125,000 Active 146-char remark

    Show marketing remark (146 chars)

    NICE 2 FAMILY LOCATED IN NORTH ST LOUIS CITY, FULLY OCCUPIED. 1750.00 RENT PER MONTH. TENANTS ARE ON YEARLY LEASES. Showing with accepted contract

15. 2021-03-08
    soldstatus $47,500
16. 2021-03-08
    soldstatus $66,999
17. 2021-02-25
    soldstatus Closed 544-char remark

    Show marketing remark (544 chars)

    No worries here!! This duplex is already generating lucrative income. These 2 bedroom 1 bathroom units have allot to offer in the heart of the city! You are welcomed with a large covered porch, perfect for outdoor relaxing. These units will not disappoint with large kitchens, dining rooms, and eye catching hardwood floors. The PVC stacks are upgraded, functional efficient furnace, and central AC in the lower unit. Close to all major highways, shopping, and downtown entertainment. Don't think on this one too long, it will be gone shortly!!

18. 2021-01-23
    status Pending 544-char remark

    Show marketing remark (544 chars)

    No worries here!! This duplex is already generating lucrative income. These 2 bedroom 1 bathroom units have allot to offer in the heart of the city! You are welcomed with a large covered porch, perfect for outdoor relaxing. These units will not disappoint with large kitchens, dining rooms, and eye catching hardwood floors. The PVC stacks are upgraded, functional efficient furnace, and central AC in the lower unit. Close to all major highways, shopping, and downtown entertainment. Don't think on this one too long, it will be gone shortly!!

19. 2021-01-19
    listed $64,999 Active 544-char remark

    Show marketing remark (544 chars)

    No worries here!! This duplex is already generating lucrative income. These 2 bedroom 1 bathroom units have allot to offer in the heart of the city! You are welcomed with a large covered porch, perfect for outdoor relaxing. These units will not disappoint with large kitchens, dining rooms, and eye catching hardwood floors. The PVC stacks are upgraded, functional efficient furnace, and central AC in the lower unit. Close to all major highways, shopping, and downtown entertainment. Don't think on this one too long, it will be gone shortly!!

20. 2020-10-14
    price $63,999
21. 2020-10-02
    price $66,499
22. 2011-02-24
    soldstatus $15,000
23. 2005-03-09
    soldstatus $70,000
24. 2003-06-20
    soldstatus $39,000
25. 2001-12-04
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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

Taxation est. · year 1

• Rental income: $25,836
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$3,636
• Taxable income: $8,564
• Est. tax owed @ 24.0%: −$2,055
• After-tax cash flow: $7,989/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• 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

+220.5% since first listed

12 events — show timeline

• 2026-02-24 Listed $125,000 MARIS as Distributed by MLS Grid
• 2021-03-08 Sold (Public Records) $66,999 Public Records
• 2021-03-08 Sold (Public Records) $47,500 Public Records
• 2021-02-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-01-23 Pending — MARIS as Distributed by MLS Grid
• 2021-01-19 Listed $64,999 MARIS as Distributed by MLS Grid
• 2020-10-14 Price Changed $63,999 MARIS as Distributed by MLS Grid
• 2020-10-02 Price Changed $66,499 MARIS as Distributed by MLS Grid
• 2011-02-24 Sold (Public Records) $15,000 Public Records
• 2005-03-09 Sold (Public Records) $70,000 Public Records
• 2003-06-20 Sold (Public Records) $39,000 Public Records
• 2001-12-04 Sold (Public Records) — Public Records

Property tax history

-6.4%/yr

Latest (2024): $245 · +4.6% YoY. Source: county tax records.