4 Lewis Pl · St. Louis, MO 63113

$190,000

4 bd · 2.0 ba · 2,736 sqft · SingleFamily public records · 171 Days on market

Built 1904 10,249 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
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This was once a grand house on a gated street and could be again. Property has been partially demo'ed. Property needs a complete gut rehab and is sold "as is." Neither Seller nor Listing Agent assumes any warranty, disclosure, nor representation as to property conditions and information. Property has never been occupied under Seller's ownership. No utilities are on. Plan visits during daylight hours and bring a flashlight. Please exercise extreme caution when visiting the property. There are many trip hazards. as well as soft spots in the flooring.

Key facts

• Historic property
• Updated electric
• New paint

Tags

• HISTORIC PROPERTY
• UPDATED ELECTRIC
• NEW PAINT
• NEW WINDOWS
• GRANITE KITCHEN COUNTERTOPS
• NEW CABINETS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service: Ameren
• Home design: Single-family residence; Two levels; Residential property
• Construction: Brick construction; Stone foundation
• Exterior features: Cul-de-sac lot; Level lot; Asphalt road access

Interior

• Kitchen: Gas water heater
• Bedrooms: 4 bedrooms (all on the upper level)
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas heating; Cooling: Other
• Interior features: Eat-in kitchen; Kitchen fireplace (in the kitchen)
• Laundry & utility: Has unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 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: 58 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $1k 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 (-2.1% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $190k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.61% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.03%
• DSCR: 2.29
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $580,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4368 Evans Ave	0.33mi	3/3.0 (-1)	3,002 (+10%)	4mo	$75,000	$25	56
4431 Mcpherson Ave	0.56mi	5/2.5 (+1)	2,713 (-1%)	13mo	$575,000	$212	55
4357 Enright Ave	0.30mi	4/3.5	2,400 (-12%)	9mo	$289,000	$120	52
4473 Mcpherson Ave	0.54mi	5/3.0 (+1)	2,812 (+3%)	11mo	$750,000	$267	52
4451 Washington Blvd	0.33mi	5/1.5 (+1)	2,450 (-10%)	11mo	$184,900	$75	51
4319 Mcpherson Ave	0.67mi	4/2.5	2,880 (+5%)	12mo	$685,000	$238	48
4508 Pershing Pl	0.67mi	4/3.0	2,561 (-6%)	9mo	$800,000	$312	47
336 N Newstead Ave	0.66mi	4/2.5	3,100 (+13%)	0mo	$709,900	$229	45
4716 Olive St	0.48mi	5/3.5 (+1)	3,108 (+14%)	1mo	$569,500	$183	43
4112 W Belle Pl	0.68mi	4/3.0	2,378 (-13%)	2mo	$264,900	$111	41
4712 Westminster Pl	0.54mi	5/3.5 (+1)	3,051 (+12%)	9mo	$775,000	$254	37
4502 Pershing Pl	0.66mi	3/3.5 (-1)	2,561 (-6%)	14mo	$500,000	$195	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.09×
• Total profit: $58,003
• Equity at exit: $35,653

10-year hold

• IRR: 31.8%
• Equity multiple: 4.04×
• Total profit: $161,893
• Equity at exit: $29,287

Cash invested: $53,200 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,064 high
• Mortgage (P&I): −$996
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $1,287

Break-even live

Break-even rent $1,435

Max offer price $190,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,395	-5% $1,341	+0% $1,287	+5% $1,233	+10% $1,179
Rent	-10% $1,045	-5% $1,166	+0% $1,287	+5% $1,408	+10% $1,529
Rate	-1.0pp $1,383	-0.5pp $1,335	base $1,287	+0.5pp $1,238	+1.0pp $1,188

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	44d	1	0.90mi
404 N Sarah St Saint Louis, MO	3.0	2.5	1772	$2,600	$1.47	44d	1	0.94mi
100 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	1211	$7,099	$5.86	44d	84	1.03mi
100 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	1171	$6,995	$5.97	2d	80	1.03mi
4133 Laclede Ave Unit 1 St. Louis, MO	3.0	1.5	2775	$1,999	$0.72	44d	1	1.15mi
5345 Wells Ave Saint Louis, MO	3.0	1.0	2254	$1,295	$0.57	44d	1	1.26mi
275 Union Blvd St. Louis, MO	3.0	1.0–3.0	1317	$4,686	$3.56	2d	58	1.31mi
3717-3721 Westminster Pl St. Louis, MO	3.0	1.0–3.0	1343	$2,735	$2.04	17d	4	1.33mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	17d	81	1.36mi
3701 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1073	$2,500	$2.33	2d	128	1.36mi
3681 Lindell Blvd Saint Louis, MO	3.0	1.0–2.5	1292	$3,579	$2.77	2d	62	1.42mi

Listing history 17 events

1. 2026-05-04
   status Pending
2. 2026-03-31
   historical Active Under Contract
3. 2026-03-23
   price $190,000
4. 2026-01-19
   price $200,000
5. 2025-12-19
   price $210,000
6. 2025-12-15
   status Active
7. 2025-11-06
   status Pending
8. 2025-10-06
   listed $220,000 Active
9. 2025-05-20
   price $200,000
10. 2025-04-23
    price $215,000
11. 2025-03-24
    listed $225,000 Active
12. 2024-05-20
    soldstatus $72,500
13. 2024-05-17
    soldstatus Closed 566-char remark

    Show marketing remark (566 chars)

    This was once a grand house on a gated street and could be again. Property has been partially demo'ed. Property needs a complete gut rehab and is sold "as is." Neither Seller nor Listing Agent assumes any warranty, disclosure, nor representation as to property conditions and information. Property has never been occupied under Seller's ownership. No utilities are on. Plan visits during daylight hours and bring a flashlight. Please exercise extreme caution when visiting the property. There are many trip hazards. as well as soft spots in the flooring.

14. 2024-04-23
    status Pending 566-char remark

    Show marketing remark (566 chars)

    This was once a grand house on a gated street and could be again. Property has been partially demo'ed. Property needs a complete gut rehab and is sold "as is." Neither Seller nor Listing Agent assumes any warranty, disclosure, nor representation as to property conditions and information. Property has never been occupied under Seller's ownership. No utilities are on. Plan visits during daylight hours and bring a flashlight. Please exercise extreme caution when visiting the property. There are many trip hazards. as well as soft spots in the flooring.

15. 2024-04-23
    price $80,000 566-char remark

    Show marketing remark (566 chars)

    This was once a grand house on a gated street and could be again. Property has been partially demo'ed. Property needs a complete gut rehab and is sold "as is." Neither Seller nor Listing Agent assumes any warranty, disclosure, nor representation as to property conditions and information. Property has never been occupied under Seller's ownership. No utilities are on. Plan visits during daylight hours and bring a flashlight. Please exercise extreme caution when visiting the property. There are many trip hazards. as well as soft spots in the flooring.

16. 2024-04-10
    listed $85,000 Active 566-char remark

    Show marketing remark (566 chars)

    This was once a grand house on a gated street and could be again. Property has been partially demo'ed. Property needs a complete gut rehab and is sold "as is." Neither Seller nor Listing Agent assumes any warranty, disclosure, nor representation as to property conditions and information. Property has never been occupied under Seller's ownership. No utilities are on. Plan visits during daylight hours and bring a flashlight. Please exercise extreme caution when visiting the property. There are many trip hazards. as well as soft spots in the flooring.

17. 2000-04-25
    soldstatus $46,000

ⓘ 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: $697 · $58/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$1,146/yr (+$96/mo · 164.5%)

ⓘ 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 ≥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: $36,769
• − Mortgage interest: −$10,643
• − Property taxes: −$697
• − Insurance: −$950
• − Repairs & maintenance: −$2,942
• − Management: −$2,942
• − Depreciation: −$5,527
• Taxable income: $13,069
• Est. tax owed @ 24.0%: −$3,137
• After-tax cash flow: $12,308/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
• City population: 283,259
• Population (ZIP): 11,610

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 (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• Rent YoY: —
• Metro: —
• 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

+313.0% since first listed

17 events — show timeline

• 2026-05-04 Pending — MARIS as Distributed by MLS Grid
• 2026-03-31 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-23 Price Changed $190,000 MARIS as Distributed by MLS Grid
• 2026-01-19 Price Changed $200,000 MARIS as Distributed by MLS Grid
• 2025-12-19 Price Changed $210,000 MARIS as Distributed by MLS Grid
• 2025-12-15 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-06 Pending — MARIS as Distributed by MLS Grid
• 2025-10-06 Listed $220,000 MARIS as Distributed by MLS Grid
• 2025-05-20 Price Changed $200,000 MARIS as Distributed by MLS Grid
• 2025-04-23 Price Changed $215,000 MARIS as Distributed by MLS Grid
• 2025-03-24 Listed $225,000 MARIS as Distributed by MLS Grid
• 2024-05-20 Sold (Public Records) $72,500 Public Records
• 2024-05-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-04-23 Pending — MARIS as Distributed by MLS Grid
• 2024-04-23 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2024-04-10 Listed $85,000 MARIS as Distributed by MLS Grid
• 2000-04-25 Sold (Public Records) $46,000 Public Records

Property tax history

+0.3%/yr

Latest (2024): $697 · +5.0% YoY. Source: county tax records.