8904 Riverview Blvd · St. Louis, MO 63147

$150,000

None bd · 4.0 ba · 3,172 sqft · MultiFamily public records · 46 Days on market

Built 1942 6,250 sqft lot Est $131k · 14% over ↓ 12% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +1.1/15.0
• 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

GREAT INVESTMENT OPPORTUNITY! SOLID BRICK 1-BEDROOM 1 BATH 4 UNIT MULTI FAMILY OFFERING IMMEDIATE CASH FLOW IN A HIGH-DEMAND RENTAL AREA NEAR RETAIL STORES PUBLIC TRANSPORTATION AND MORE. ENJOY A SPACIOUS LAYOUT WITH HARDWOOD FLOORS, WELL-KEPT GENEROUS SIZED ROOMS. BACKYARD AND 1-CAR GARAGE ADD STRONG TENANT APPEAL. CONVENIENTLY LOCATED NEAR PUBLIC TRANSPORTATION, RETAIL, HIGHWAYS, AND MORE. THIS IS A GREAT ADDITION TO ANY PORTFOLIO IMMEDIATE CASH FLOW IN A HIGH-DEMAND AREA. — PLACE YOUR OFFER TODAY!

Key facts

• Well-kept kitchen
• Fenced backyard
• Hardwood floors

Tags

• FENCED BACKYARD
• WELL-KEPT KITCHEN
• HARDWOOD FLOORS

Property features AI

Finance

• Financial info: Reported gross income: $44,520

Exterior

• Parking: Carport with 4 spaces
• Utilities: Electric service provided by Ameren; Public water
• Home design: Residential income property (2–4 unit building)
• Construction: Brick construction
• Exterior features: Public water service; Lot reported as ~0.14 acre (public records)

Interior

• Bedrooms: No main or upper level bedrooms reported
• Bathrooms: No main or upper level bathrooms reported
• Interior features: Central air conditioning; Natural gas heating

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $501/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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 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: Earl Nance Sr. Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 321 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 57 active listings in the ZIP; 1 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 $3,683/mo this rent would consume 107% of the median local household income ($41k/yr) (locally 418% 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 $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 (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1942 — 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: 2.46% ✓
• Cap rate: 22.31%
• Cash-on-cash: 57.21%
• DSCR: 3.55
• GRM: 3.4

CMA / ARV

• ARV (median comp): $131,321
• List price: $150,000
• Delta: 14.22%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8721-23 Riverview Blvd	0.20mi	4/4.0	3,384 (+7%)	5mo	$150,000	$44	76
1315 Mclaran Ave	0.26mi	4/3.0	3,264 (+3%)	14mo	$110,000	$34	67
1048 Sells Ave	0.47mi	6/3.0	2,950 (-7%)	20mo	$71,000	$24	46

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: 55.7%
• Equity multiple: 3.46×
• Total profit: $103,211
• Equity at exit: $22,365

10-year hold

• IRR: 60.7%
• Equity multiple: 7.05×
• Total profit: $254,007
• Equity at exit: $12,969

Cash invested: $42,000 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,683 high
• Mortgage (P&I): −$787
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $2,003

Break-even live

Break-even rent $1,148

Max offer price $150,000

Occupancy floor 41%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,684
Total (4 units)			$3,683

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6037 West Florissant Ave Saint Louis, MO	2.0	1.0	3596	$1,050	$0.29	23d	1	0.94mi

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 46 DOM
2. 2026-06-17
   price $150,000 Active 45 DOM
3. 2026-06-17
   days on market $170,000 Active 45 DOM
4. 2026-06-16
   days on market $170,000 Active 44 DOM
5. 2026-06-15
   days on market $170,000 Active 43 DOM
6. 2026-06-13
   days on market $170,000 Active 41 DOM
7. 2026-06-09
   days on market $170,000 Active 37 DOM
8. 2026-06-08
   days on market $170,000 Active 36 DOM
9. 2026-06-07
   days on market $170,000 Active 35 DOM
10. 2026-06-05
    days on market $170,000 Active 32 DOM
11. 2026-06-03
    days on market $170,000 Active 31 DOM
12. 2026-06-02
    days on market $170,000 Active 30 DOM
13. 2026-06-01
    days on market $170,000 Active 29 DOM
14. 2026-05-31
    days on market $170,000 Active 28 DOM
15. 2026-05-11
    historical Active Under Contract 517-char remark
16. 2026-05-03
    listed $170,000 Active 517-char remark
17. 2025-12-04
    historical
18. 2004-05-03
    soldstatus
19. 2004-05-03
    soldstatus

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$760/yr (+$63/mo · 109.3%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,196
• − Mortgage interest: −$8,402
• − Property taxes: −$695
• − Insurance: −$750
• − Repairs & maintenance: −$3,536
• − Management: −$3,536
• − Depreciation: −$4,364
• Taxable income: $22,914
• Est. tax owed @ 24.0%: −$5,499
• After-tax cash flow: $18,531/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): 8,173
• Household income: $41,182
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 418.0

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 (92%)
• Race & ethnicity: Black 92% White 5% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -38.51%
• Current HPI: 84.224
• 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

-11.8% since first listed

7 events — show timeline

• 2026-06-17 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2026-05-30 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-11 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-03 Listed $170,000 MARIS as Distributed by MLS Grid
• 2025-12-04 Coming Soon — MARIS as Distributed by MLS Grid
• 2004-05-03 Sold (Public Records) — Public Records
• 2004-05-03 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2024): $695 · +5.0% YoY. Source: county tax records.