4151 Beethoven Ave · St. Louis, MO 63116

$149,900

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 1 Days on market

Built 1925 3,598 sqft lot Est $250k · 40% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• 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

Key facts

• 3,598 sq ft lot
• 3 garage spots
• Built 1925

Property features AI

Finance

• HOA & community: Curbs

Exterior

• Parking: Detached garage with 3 garage spaces; Off-street parking; Alley access; Three total parking spaces
• Security: Security system
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable available; Phone available; Electricity available; Water available; Sewer available
• Home design: Single-family house; Two levels; Private ownership; Level lot; Asphalt road frontage on a private road
• Construction: Brick veneer, frame and vinyl siding exterior; Architectural/composition shingle roof; Block foundation; Basement: full, concrete, unfinished with storage space
• Exterior features: Covered front porch; Porch; Entry steps/stairs; Private yard; Rain gutters; Ramped accessible approach; Exterior storage; Back yard chain-link fencing; Lighting

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Microwave; Electric oven; Free-standing gas range; Refrigerator; Walk-in pantry
• Bedrooms: Three bedrooms total — two on the upper level, one on the main level
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning; Humidifier; Gas water heater
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Laminate counters; Walk-in closet(s); Walk-in pantry; Stained glass windows; Window treatments; Decorative masonry fireplace (1)
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (2.2% below list).
• Recommended offer: $147k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Oak Hill Elem. (math 12% / reading 12%, grade F, #1,016 of 1,115 statewide, top 92%, 238 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 261 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $118k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $146,565 (2.2% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $250,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4314 Ellenwood Ave	0.20mi	3/1.5	1,415 (-8%)	2mo	$219,900	$155	74
4426 Beethoven Ave	0.33mi	2/1.0 (-1)	1,565 (+2%)	3mo	$255,000	$163	74
4250 Ellenwood Ave	0.15mi	4/2.0 (+1)	1,650 (+7%)	2mo	$219,000	$133	70
4436 Miami St	0.56mi	2/1.0 (-1)	1,500 (-2%)	4mo	$89,000	$59	62
4359 Tholozan Ave	0.48mi	3/1.0	1,313 (-14%)	2mo	$225,000	$171	52
4009 Delor St	0.61mi	3/2.0	1,649 (+7%)	4mo	$279,900	$170	52
3892 Kingsland Ct	0.65mi	3/1.0	1,700 (+11%)	3mo	$224,900	$132	49
4267 Miami St	0.50mi	2/2.0 (-1)	1,368 (-11%)	2mo	$149,900	$110	48
4435 Miami St	0.58mi	2/1.0 (-1)	1,354 (-12%)	2mo	$199,900	$148	47
4044 Walsh St	0.67mi	3/2.0	1,384 (-10%)	2mo	$244,900	$177	47
4125 Miami St	0.55mi	2/1.0 (-1)	1,312 (-15%)	0mo	$250,000	$191	45
4252 Gertrude Ave	0.75mi	4/2.0 (+1)	1,730 (+13%)	1mo	$289,900	$168	34

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-16,864
• Equity at exit: $22,351

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-6,620
• Equity at exit: $12,961

Cash invested: $41,972 (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: 261
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$786
• Tax from tax record: −$184 /mo · $2,211/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $125

Break-even live

Break-even rent $1,307

Max offer price $149,900

Occupancy floor 86%

Sensitivity live

Price	-10% $210	-5% $167	+0% $125	+5% $83	+10% $40
Rent	-10% $9	-5% $67	+0% $125	+5% $183	+10% $241
Rate	-1.0pp $201	-0.5pp $163	base $125	+0.5pp $86	+1.0pp $47

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4215 Gannett St Unit 1F St. Louis, MO	2.0	1.0	1148	$1,025	$0.89	12d	1	0.26mi
3955 Winnebago St Saint Louis, MO	2.0	1.0	1125	$1,395	$1.24	25d	1	0.55mi
4177 Schiller Pl Saint Louis, MO	2.0	1.0	1200	$1,150	$0.96	25d	1	0.69mi
4645 Wilcox Ave Unit 1st Floor St. Louis, MO	2.0	1.0	1150	$1,375	$1.20	23d	1	0.69mi
4945 Winona Ave Unit 4945A St. Louis, MO	2.0	1.0	1150	$1,200	$1.04	25d	1	0.75mi
5006 Christy Blvd Unit 1st Fl St. Louis, MO	3.0	1.0	1100	$1,450	$1.32	45d	1	0.76mi
4950 Sutherland Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$1,295	$1.23	12d	1	0.78mi
4980 Tholozan Ave Unit 4980A St. Louis, MO	2.0	1.0	1100	$1,395	$1.27	23d	1	0.81mi
4053 Giles Ave Unit A St. Louis, MO	2.0	1.0	1082	$995	$0.92	12d	1	0.82mi
4000 Schiller Pl Saint Louis, MO	2.0	2.5	1448	$1,600	$1.10	0d	1	0.84mi
4222 S 38th St St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	0d	1	0.87mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	22d	1	0.87mi
5046 Winona Ave Unit B St. Louis, MO	3.0	1.0	1057	$1,650	$1.56	21d	1	0.88mi
5970 Wanda Ave Saint Louis, MO	4.0	2.0	1282	$1,995	$1.56	19d	1	0.93mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	6d	1	0.94mi
4766 Dahlia Ave Saint Louis, MO	2.0	1.0	1184	$1,695	$1.43	5d	1	0.95mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	45d	1	0.95mi
4005 S Grand Blvd Saint Louis, MO	4.0	1.0	1323	$1,150	$0.87	18d	1	0.98mi
5836 Goener Ave Unit 2F St. Louis, MO	3.0	1.0	1250	$1,500	$1.20	45d	1	1.01mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	19d	1	1.02mi
5300 Bancroft Ave Unit A St. Louis, MO	2.0	1.0	1404	$1,295	$0.92	25d	1	1.03mi
3635 Marceline Ter Unit 2ND St. Louis, MO	3.0	1.0	1250	$1,275	$1.02	45d	1	1.04mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	9d	1	1.07mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	6d	1	1.08mi
3161 Alfred Ave St. Louis, MO	2.0	1.0	1400	$1,435	$1.02	16d	1	1.10mi
3428 Dunnica Ave Saint Louis, MO	2.0	1.0	1050	$995	$0.95	45d	1	1.14mi
3430 Grace Ave Unit 3432 St. Louis, MO	2.0	1.0	1106	$1,475	$1.33	45d	1	1.14mi
5616 S Kingshighway Blvd Saint Louis, MO	3.0	2.0	1400	$1,830	$1.31	0d	1	1.15mi
4075 Bowen St Saint Louis, MO	2.0	1.0	1200	$1,200	$1.00	45d	1	1.18mi
5127 Goethe Ave Unit 1st St. Louis, MO	2.0	1.0	1325	$1,450	$1.09	45d	1	1.19mi
5127 Goethe Ave Saint Louis, MO	2.0	1.0	1250	$1,395	$1.12	25d	1	1.19mi
3176 Gustine Ave Apt 1S St. Louis, MO	3.0	1.0	1600	$1,675	$1.05	0d	1	1.22mi
4637 Louisiana Ave Saint Louis, MO	2.0	1.0	1104	$1,175	$1.06	14d	1	1.23mi
4716 Louisiana Ave Unit 2F St. Louis, MO	2.0	1.0	1200	$995	$0.83	45d	1	1.29mi
5185 Goethe Ave Fl 2 St. Louis, MO	2.0	1.0	1578	$1,695	$1.07	45d	1	1.29mi
5185 Goethe Ave Fl 1 St. Louis, MO	3.0	2.0	1858	$2,240	$1.21	45d	1	1.29mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	45d	1	1.31mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	45d	1	1.32mi
3628 Wyoming St Unit 2F St. Louis, MO	4.0	1.0	1700	$1,950	$1.15	45d	1	1.33mi
5028 Louisiana Ave Saint Louis, MO	2.0	1.0	1200	$1,100	$0.92	45d	1	1.34mi

Listing history 6 events

1. 2026-06-19
   statusdays on market $149,900 Pending 1 DOM
2. 2026-06-18
   days on market $149,900 Coming Soon 8 DOM
3. 2026-06-17
   days on market $149,900 Coming Soon 7 DOM
4. 2026-06-16
   days on market $149,900 Coming Soon 6 DOM
5. 2026-06-15
   days on market $149,900 Coming Soon 5 DOM
6. 2026-06-13
   listed $149,900 Coming Soon 3 DOM

ⓘ 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: $2,211 · $184/mo
• Projected year-2 tax: $2,211 · $184/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 ≥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: $17,588
• − Mortgage interest: −$8,397
• − Property taxes: −$2,211
• − Insurance: −$750
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$4,361
• Taxable loss: −$944
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $1,727/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

+27.0% since first listed

2 events — show timeline

• 2026-06-10 Coming Soon $149,900 MARIS as Distributed by MLS Grid
• 2010-05-14 Sold (Public Records) $118,000 Public Records

Property tax history

+5.5%/yr

Latest (2024): $2,211 · +5.1% YoY. Source: county tax records.