1021 66th St · University City, MO 63130

$185,000

4 bd · 2.0 ba · 1,260 sqft · MultiFamily public records · 1 Days on market

Built 1960

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 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

For Sale by Owner/Broker Stabilized duplex investment opportunity in University City featuring two 2-bedroom, 1-bath units, both fully occupied. Property offers consistent in-place cash flow with a strong tenant profile, including one long-term tenant exceeding 10 years and one unit with 2 years occupancy. Recent capital improvements include a full remodel of Unit 1021 in 2024, HVAC upgrades in both units, a 2024 water heater replacement in Unit 1021, a 2025 refrigerator replacement in Unit 1023, and thermal insulated windows throughout. These updates reduce near-term capital expenditure exposure and support long-term operational stability. Current rents total $1,675 per month ($20,100 ann

Key facts

• Hvac upgrades
• Built 1960

Tags

• STRONG TENANT PROFILE
• RECENT CAPITAL IMPROVEMENTS
• FULL REMODEL OF UNIT 1021
• HVAC UPGRADES
• WATER HEATER REPLACEMENT
• REFRIGERATOR REPLACEMENT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive. Per door: $457/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Cap rate 12.7% vs local median 4.9% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 38% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.48% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.73%
• DSCR: 2.01
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.58×
• Total profit: $29,997
• Equity at exit: $27,584

10-year hold

• IRR: 23.6%
• Equity multiple: 3.09×
• Total profit: $108,232
• Equity at exit: $15,995

Cash invested: $51,800 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,730 high
• Mortgage (P&I): −$970
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $915

Break-even live

Break-even rent $1,572

Max offer price $185,000

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,730
Total (2 units)			$2,730

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6614 Chamberlain Ave Saint Louis, MO	3.0	2.0	1000	$1,820	$1.82	23d	1	0.06mi
6543 Etzel Ave Saint Louis, MO	3.0	1.0	967	$1,600	$1.65	17d	1	0.27mi
6636 Etzel Ave Saint Louis, MO	3.0	2.0	1019	$1,350	$1.32	19d	1	0.29mi
6636 Etzel Ave Saint Louis, MO	3.0	1.5	1019	$1,350	$1.32	7d	1	0.29mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	43d	1	0.34mi
6261 Clemens Ave Saint Louis, MO	3.0	1.0	1200	$1,700	$1.42	43d	1	0.37mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	43d	1	0.38mi
6409 Enright Ave University City, MO	3.0	1.5	1320	$2,420	$1.83	1d	2	0.42mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,795	$2.46	1d	9	0.46mi
6650 Delmar Blvd Saint Louis, MO	3.0	1.0–3.0	760	$2,095	$2.76	1d	1	0.53mi
6913 Etzel Ave Unit 1496954P University City, MO	3.0	2.0	1399	$5,767	$4.12	7d	1	0.63mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,610	$2.80	3d	1	0.67mi
6936 Melrose Ave Saint Louis, MO	4.0	2.0	1396	$1,858	$1.33	23d	1	0.78mi
7045 Plymouth Ave Saint Louis, MO	3.0	2.0	1532	$1,745	$1.14	11d	1	0.88mi
6186 Waterman Blvd Saint Louis, MO	3.0	1.5	1100	$3,000	$2.73	2d	1	0.88mi
6017 Kingsbury Ave Unit 2f St. Louis, MO	4.0	1.0	1500	$3,250	$2.17	17d	1	0.89mi
6017 Kingsbury Ave Unit 1F St. Louis, MO	3.0	1.0	1600	$2,700	$1.69	17d	1	0.89mi
6009 Kingsbury Ave Saint Louis, MO	3.0	1.0	1368	$2,000	$1.46	3d	1	0.89mi
6023 Waterman Blvd Saint Louis, MO	4.0	1.5	1200	$3,800	$3.17	43d	1	0.97mi
5804 Cates Ave Unit 2 St. Louis, MO	3.0	1.0	1500	$1,500	$1.00	4d	1	1.02mi
5920 McPherson Ave Unit 1st Floor St. Louis, MO	3.0	1.0	1300	$2,550	$1.96	43d	1	1.04mi
7227 Balson Ave Saint Louis, MO	3.0	2.0	1682	$1,650	$0.98	7d	1	1.05mi
5861 Nina Pl Apt 2W St. Louis, MO	3.0	1.0	1400	$1,750	$1.25	43d	1	1.07mi
5861 Nina Pl Unit 3W St. Louis, MO	3.0	1.0	1550	$1,750	$1.13	17d	1	1.07mi
7260 Dartmouth Ave Unit 1-West University City, MO	3.0	2.0	1650	$1,795	$1.09	43d	1	1.09mi
7261 Delmar Blvd University City, MO	3.0	1.0	1416	$1,950	$1.38	1d	1	1.11mi
1115 Backer St Saint Louis, MO	3.0	1.0	984	$1,495	$1.52	23d	1	1.11mi
5783 McPherson Ave Unit 2FL St. Louis, MO	3.0	2.0	1320	$2,550	$1.93	7d	1	1.18mi
7333 Amherst Ave Unit 1W University City, MO	3.0	1.0	1600	$2,350	$1.47	43d	1	1.19mi
7330 Ahern Ave Saint Louis, MO	3.0	1.5	1872	$2,450	$1.31	43d	1	1.23mi
5572 Clemens Ave Unit 1W St. Louis, MO	3.0	1.0	900	$1,025	$1.14	14d	1	1.32mi
7379 Pershing Ave Unit 1E Saint Louis, MO	3.0	2.0	1700	$2,295	$1.35	1d	1	1.44mi
7361 Melrose Ave Saint Louis, MO	3.0	2.0	1278	$2,095	$1.64	43d	1	1.48mi

Listing history 2 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $185,000 Active

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$257/yr (+$21/mo · 16.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 78% 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,760
• − Mortgage interest: −$10,363
• − Property taxes: −$1,537
• − Insurance: −$1,722
• − Repairs & maintenance: −$2,621
• − Management: −$2,621
• − Depreciation: −$5,382
• Taxable income: $8,514
• Est. tax owed @ 24.0%: −$2,043
• After-tax cash flow: $8,935/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 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: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

2 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $185,000 FSBO.com

Property tax history

+5.9%/yr

Latest (2022): $1,537 · +1.0% YoY. Source: county tax records.