4923 Suburban Tracks St · St. Louis, MO 63108

$18,000

None bd · 2.0 ba · 1,848 sqft · MultiFamily public records · 58 Days on market

Built 1900 2,025 sqft lot $10/sqft · 79% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

* * * * * * Investors * * * * * Get a multifamily to renovate with seller finance terms. No Bank Qualifying • No Credit Check • Easy Approval Tired of getting turned down by banks? This investment property offers a rare opportunity to buy directly from the owner with flexible financing options while you bring this back to life. Great passive income potential whether you gut it and restore the building or tear it down and build in it's place. ? No Bank Qualifying ? No Credit Check ? Owner Will Be the Bank ? Flexible Terms Available ? Fast & Simple Process Whether you're self-employed, rebuilding credit, or just want an easier path to homeownership, this could be

Key facts

• 2,025 sq ft lot
• Built 1900
• Listed 58 days

Property features AI

Finance

• Other: Living area reported as 1,848 (public records); No pool
• Financial info: Lease considered; No existing sublease; No second mortgage

Exterior

• Home design: Residential income building (2–4 units)
• Construction: Brick construction
• Exterior features: Nearly half-acre lot (0.0465 acres); Neighborhood: Fountain Park

Interior

• Bedrooms: No main or upper level bedrooms listed
• Bathrooms: No main or upper level bathrooms listed
• Heating & cooling: No cooling
• Interior features: Two-unit residential income property

🏷️ Possibly a rental listed for sale. The $18,000 price doesn't fit this home's estimated sale value (~$86,240) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath multifamily listed at $18k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.
• Cap rate 107.3% 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 D — 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: Hickey Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 273 students, 99% FRL); 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: Rents rising (+3.1%/yr); 153 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,075/mo this rent would consume 45% of the median local household income ($55k/yr) (locally 2180% 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 $124 of loan paydown is wiped out by about $540 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 + 3.1% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $17,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 11.53% ✓
• Cap rate: 107.30%
• Cash-on-cash: 360.73%
• DSCR: 17.05
• GRM: 0.7

CMA / ARV

• ARV (median comp): $86,240
• List price: $18,000
• Delta: -79.13%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1150 Walton Ave	0.29mi	—/—	2,116 (+14%)	5mo	$14,900	$7	58
4969 Fountain Ave	0.12mi	3/3.0	2,040 (+10%)	20mo	$250,000	$123	57
4859 Leduc St	0.75mi	4/2.0	2,046 (+11%)	21mo	$40,000	$20	30

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 · 3.1% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 19.61×
• Total profit: $93,819
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 42.06×
• Total profit: $206,937
• Equity at exit: $1,556

Cash invested: $5,040 (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 63108

• Home prices YoY: -33.1%
• Rents YoY: 3.1%
• Active inventory: 153
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$94
• Tax from tax record: −$22 /mo · $270/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $1,515

Break-even live

Break-even rent $157

Max offer price $18,000

Occupancy floor 22%

Sensitivity live

Price	-10% $1,525	-5% $1,520	+0% $1,515	+5% $1,510	+10% $1,505
Rent	-10% $1,351	-5% $1,433	+0% $1,515	+5% $1,597	+10% $1,679
Rate	-1.0pp $1,524	-0.5pp $1,520	base $1,515	+0.5pp $1,510	+1.0pp $1,506

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 N Euclid Ave St. Louis, MO	2.0	1.0–2.0	984	$3,120	$3.17	0d	16	0.20mi
4901 Washington Blvd Saint Louis, MO	2.0	2.0	1620	$2,500	$1.54	12d	1	0.24mi
4738 Olive St Saint Louis, MO	2.0	2.0	1413	$1,925	$1.36	25d	1	0.31mi
401 N Euclid Ave St. Louis, MO	3.0	1.0	1025	$1,615	$1.58	0d	4	0.37mi
1320 Academy Ave Unit A St. Louis, MO	2.0	1.0	1600	$1,090	$0.68	45d	1	0.55mi
5137 Waterman Blvd Apt 4 St. Louis, MO	3.0	2.0	1550	$1,700	$1.10	25d	1	0.55mi
5137 Waterman Blvd Apt 4 St. Louis, MO	3.0	2.0	1550	$1,700	$1.10	45d	1	0.55mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	45d	1	0.56mi
4466 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1222	$2,495	$2.04	0d	7	0.58mi
232 Kingshighway Blvd St. Louis, MO	1.0	1.5	1240	$4,200	$3.39	45d	1	0.65mi
4400 Delmar Blvd St. Louis, MO	3.0	1.0	1450	$1,600	$1.10	45d	1	0.66mi
4446 McPherson Ave Saint Louis, MO	2.0	1.5	1440	$2,100	$1.46	25d	1	0.67mi
4615 Lindell Blvd Saint Louis, MO	1.0–2.0	1.0–2.5	1251	$2,075	$1.66	9d	6	0.72mi
4605 Lindell Blvd Saint Louis, MO	2.0	2.0–3.0	1868	$2,398	$1.28	9d	3	0.74mi
4390 McPherson Ave Saint Louis, MO	3.0	2.5	1500	$1,800	$1.20	0d	1	0.79mi
100 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	1211	$5,531	$4.57	45d	84	0.80mi
100 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	1171	$5,438	$4.64	0d	79	0.80mi
4567 W Pine Blvd Saint Louis, MO	2.0–3.0	2.0	1326	$2,575	$1.94	0d	6	0.83mi
40 N Kingshighway Blvd Saint Louis, MO	2.0	1.0–2.0	860	$2,545	$2.96	3d	54	0.86mi
40 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	872	$2,195	$2.52	45d	54	0.86mi
275 Union Blvd St. Louis, MO	3.0	1.0–3.0	1317	$3,426	$2.60	0d	63	0.87mi
10 S Kingshighway Blvd St. Louis, MO	2.0	2.0	2178	$2,500	$1.15	19d	1	0.90mi
4909 Laclede Ave Saint Louis, MO	2.0	2.0	1405	$3,800	$2.70	5d	1	0.92mi
4909 Laclede Ave Saint Louis, MO	2.0	2.0	1405	$3,800	$2.70	5d	1	0.92mi
4400 Lindell Blvd Saint Louis, MO	3.0	1.0–3.0	1100	$2,398	$2.18	0d	16	0.93mi
5345 Wells Ave Saint Louis, MO	3.0	1.0	2254	$1,295	$0.57	45d	1	0.94mi
4466 W Pine Blvd Unit 7C Saint Louis, MO	2.0	2.0	1440	$1,850	$1.28	45d	1	0.96mi
321 Belt Ave St. Louis, MO	3.0	2.0	1549	$2,300	$1.48	5d	1	1.01mi
5394 Pershing Ave Saint Louis, MO	3.0	2.0	1500	$2,595	$1.73	45d	1	1.02mi
4256 Maryland Ave Saint Louis, MO	3.0	2.0	1400	$1,900	$1.36	45d	1	1.03mi
4256 Maryland Ave Saint Louis, MO	3.0	2.0	1400	$1,800	$1.29	12d	1	1.03mi
5527 Waterman Blvd St. Louis, MO	2.0	1.5	1389	$1,495	$1.08	17d	1	1.03mi
4535 Forest Park Ave Saint Louis, MO	1.0–2.0	1.0–2.0	1042	$2,645	$2.54	0d	13	1.03mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	45d	1	1.04mi
5544 Waterman Blvd Unit 2E Saint Louis, MO	3.0	1.5	1813	$2,200	$1.21	0d	1	1.07mi
4410 Laclede Ave Unit 4412-2F Laclede St. Louis, MO	2.0	1.0	1350	$1,695	$1.26	21d	1	1.09mi
4140 Washington Blvd Saint Louis, MO	1.0–2.0	1.0–2.5	907	$2,035	$2.24	0d	1	1.09mi
4225 W Pine Blvd #2 Saint Louis, MO	2.0	2.0	1545	$2,300	$1.49	45d	1	1.18mi
404 N Sarah St Saint Louis, MO	3.0	2.5	1772	$2,600	$1.47	45d	1	1.22mi
4065 W Pine Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1075	$1,900	$1.77	45d	8	1.33mi

Listing history 18 events

1. 2026-06-21
   days on market $18,000 Active 58 DOM
2. 2026-06-18
   days on market $18,000 Active 55 DOM
3. 2026-06-17
   days on market $18,000 Active 54 DOM
4. 2026-06-16
   days on market $18,000 Active 53 DOM
5. 2026-06-15
   days on market $18,000 Active 52 DOM
6. 2026-06-13
   days on market $18,000 Active 50 DOM
7. 2026-06-09
   days on market $18,000 Active 46 DOM
8. 2026-06-08
   days on market $18,000 Active 45 DOM
9. 2026-06-07
   days on market $18,000 Active 44 DOM
10. 2026-06-05
    days on market $18,000 Active 41 DOM
11. 2026-06-03
    days on market $18,000 Active 40 DOM
12. 2026-06-02
    days on market $18,000 Active 39 DOM
13. 2026-06-01
    days on market $18,000 Active 38 DOM
14. 2026-05-31
    days on market $18,000 Active 37 DOM
15. 2026-05-11
    price $18,000 120-char remark
16. 2026-04-24
    listed $25,000 Active 120-char remark
17. 2024-10-17
    soldstatus
18. 2014-05-08
    soldstatus $12,500

ⓘ 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: $270 · $22/mo
• Projected year-2 tax: $270 · $22/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,903
• − Mortgage interest: −$1,008
• − Property taxes: −$270
• − Insurance: −$90
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$524
• Taxable income: $19,027
• Est. tax owed @ 24.0%: −$4,566
• After-tax cash flow: $13,614/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): 21,336
• Household income: $55,147
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 2180.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 54% Black 26% Asian 13% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 4% Romanian 3% Iranian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 3% Other Asian/Pacific 3% Spanish 3%

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: ▼ -111.22%
• Current HPI: 225.1081
• Rent YoY: ▲ 3.10%
• 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

+44.0% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $18,000 MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $25,000 MARIS as Distributed by MLS Grid
• 2024-10-17 Sold (Public Records) — Public Records
• 2014-05-08 Sold (Public Records) $12,500 Public Records

Property tax history

+1.1%/yr

Latest (2024): $270 · +4.6% YoY. Source: county tax records.