3641 Bamberger Ave · St. Louis, MO 63116

$179,900

4 bd · 2.0 ba · 2,622 sqft · MultiFamily public records · 28 Days on market

Built 1914 4,024 sqft lot Est $233k · 23% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +3.2/5.0
• 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: 2 units. confirmed

Listing remarks

Come visit this duplex located in the Tower Grove South area, in the Southland Park Add neighborhood! Each unit features 2 bedrooms and 1 full bathroom with functional layouts and strong income potential. One unit is currently occupied, creating flexibility for investors or owner-occupants alike. Conveniently located near Tower Grove Park, restaurants, coffee shops, shopping, and major highways. Whether you are looking to add to your investment portfolio or explore a house-hack opportunity, this property offers a great opportunity in South City. Schedule your showing today!

Key facts

• 4,024 sq ft lot
• Built 1914
• Listed 27 days

Property features AI

Finance

• Other: Above-grade finished area reported as 2,622 (per public records)
• Financial info: No lease considered; No existing sublease

Exterior

• Utilities: Public water; Electricity available; Natural gas available and connected; Water connected
• Home design: Residential income property (2-4 units); Duplex / two-story; Brick construction
• Construction: Brick construction; Flat roof; Brick/mortar foundation; Built per public records
• Exterior features: Balcony; Private yard; Back yard fencing; Level lot

Interior

• Kitchen: Stainless steel appliances; Range; Refrigerator
• Bedrooms: One 3-bedroom unit; One 2-bedroom unit
• Flooring: Hardwood; Laminate; Wood
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Wall/window air conditioning units
• Interior features: Eat-in kitchen; High ceilings; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive. Per door: $370/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: Oak Hill Elem. (math 12% / reading 12%, grade F, #1,016 of 1,115 statewide, top 92%, 238 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 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 (+2.6%/yr); 255 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,318/mo this rent would consume 45% of the median local household income ($61k/yr) (locally 1923% 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 $5k 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 + 2.6% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $177,201 (1.5% below list)

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 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.29% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $233,358
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3919-3921 Dunnica Ave	0.21mi	4/2.0	2,554 (-3%)	3mo	$175,000	$69	83
3550 Giles Ave	0.24mi	5/2.0 (+1)	2,652 (+1%)	8mo	$249,900	$94	75
3776 Keokuk St	0.26mi	4/2.0	2,450 (-7%)	6mo	$180,000	$73	72
3921 Miami St	0.23mi	4/2.0	2,304 (-12%)	0mo	$350,000	$152	68
3614 Alberta St	0.43mi	4/2.0	2,560 (-2%)	9mo	$145,000	$57	68
3417 Keokuk St	0.52mi	4/2.0	2,678 (+2%)	9mo	$75,000	$28	65
3643 Winnebago St	0.21mi	4/2.0	2,250 (-14%)	3mo	$120,000	$53	64
3651 Winnebago St	0.20mi	4/2.0	2,250 (-14%)	4mo	$200,000	$89	64
3416 Utah St	0.70mi	4/2.0	2,700 (+3%)	1mo	$150,000	$56	62
3439 Utah St	0.69mi	5/2.0 (+1)	2,642 (+1%)	2mo	$359,000	$136	60
3743 Louisiana Ave	0.50mi	4/2.0	2,356 (-10%)	7mo	$209,900	$89	54
3535 Utah St	0.63mi	4/3.0	2,400 (-8%)	8mo	$350,000	$146	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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $17,033
• Equity at exit: $26,824

10-year hold

• IRR: 17.5%
• Equity multiple: 2.42×
• Total profit: $71,681
• Equity at exit: $15,554

Cash invested: $50,372 (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 63116

• Rents YoY: 2.6%
• Active inventory: 255
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$943
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $740

Break-even live

Break-even rent $1,381

Max offer price $179,900

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,318
Total (2 units)			$2,318

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	43d	1	0.27mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	43d	1	0.32mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	7d	1	0.32mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	7d	1	0.40mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	4d	1	0.47mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	20d	1	0.56mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	1d	1	0.76mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	43d	1	0.82mi
4145-4147 Hartford St St. Louis, MO	4.0	3.5	2400	$3,800	$1.58	12d	1	1.00mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	43d	1	1.07mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	16d	1	1.20mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	1d	1	1.21mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	43d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $179,900 Active 28 DOM
2. 2026-06-17
   days on market $179,900 Active 27 DOM
3. 2026-06-16
   days on market $179,900 Active 26 DOM
4. 2026-06-15
   days on market $179,900 Active 25 DOM
5. 2026-06-13
   days on market $179,900 Active 23 DOM
6. 2026-06-09
   days on market $179,900 Active 19 DOM
7. 2026-06-08
   days on market $179,900 Active 18 DOM
8. 2026-06-07
   days on market $179,900 Active 17 DOM
9. 2026-06-05
   days on market $179,900 Active 14 DOM
10. 2026-06-03
    days on market $179,900 Active 13 DOM
11. 2026-06-02
    days on market $179,900 Active 12 DOM
12. 2026-06-01
    days on market $179,900 Active 11 DOM
13. 2026-05-31
    days on market $179,900 Active 10 DOM
14. 2026-05-22
    listed $179,900 Active
15. 2026-05-22
    historical $179,900
16. 1994-10-09
    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: $875 · $73/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$870/yr (+$72/mo · 99.4%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,816
• − Mortgage interest: −$10,077
• − Property taxes: −$875
• − Insurance: −$900
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$5,233
• Taxable income: $6,280
• Est. tax owed @ 24.0%: −$1,507
• After-tax cash flow: $7,372/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): 42,170
• Household income: $61,433
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1923.0

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 0.63)
• Race & ethnicity: White 54% Black 27% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 85% English-only · Spanish 6% Vietnamese 2% Arabic 2%

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: ▼ -271.19%
• Current HPI: 215.7108
• Rent YoY: ▲ 2.62%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $179,900 MARIS as Distributed by MLS Grid
• 2026-05-22 Coming Soon $179,900 MARIS as Distributed by MLS Grid
• 1994-10-09 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2024): $875 · +5.0% YoY. Source: county tax records.