7360 Dartmouth Ave · University City, MO 63130

$349,900

6 bd · 2.0 ba · 3,080 sqft · MultiFamily public records · 81 Days on market

Built 1929 3,998 sqft lot Est $468k · 25% under ↓ 12% since listing

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Entered for comp purposes only. Needed complete renovation. No central HVAC. Bought for rehab, as is, no repairs or inspections provided by seller. Seller is using power of attorney.

Key facts

• Two spacious units
• Turnkey convenience
• Prime location

Tags

• UPDATED ALL-BRICK DUPLEX
• TWO SPACIOUS UNITS
• TURNKEY CONVENIENCE
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive. Per door: $419/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $329k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.7% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jackson Park Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 268 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $4,055/mo this rent would consume 57% of the median local household income ($86k/yr) (locally 893% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $98k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $328,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $468,160
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7360 Dartmouth Ave	0.00mi	6/2.0	3,080 (0%)	1mo	$349,900	$114	100
7124 Amherst Ave	0.46mi	6/4.0	3,080 (0%)	5mo	$520,000	$169	67
7255 Delmar Blvd	0.44mi	6/2.0	3,040 (-1%)	13mo	$480,000	$158	66
7312 Amherst Ave	0.19mi	6/2.0	3,382 (+10%)	15mo	$384,500	$114	62
7100 Amherst Ave	0.51mi	6/2.0	3,360 (+9%)	1mo	$499,000	$149	60
7308 Amherst Ave	0.19mi	5/3.0 (-1)	2,654 (-14%)	18mo	$429,900	$162	44
7131 Amherst Ave	0.45mi	6/2.0	2,632 (-14%)	21mo	$400,000	$152	37
7719 Wild Plum Ave	0.58mi	6/4.0	2,784 (-10%)	23mo	$215,000	$77	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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-855
• Equity at exit: $52,171

10-year hold

• IRR: 10.1%
• Equity multiple: 1.80×
• Total profit: $78,423
• Equity at exit: $30,253

Cash invested: $97,972 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $4,055 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$386 /mo · $4,629/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$852
• Net cashflow: $837

Break-even live

Break-even rent $2,995

Max offer price $349,900

Occupancy floor 74%

Sensitivity live

Price	-10% $1,035	-5% $936	+0% $837	+5% $738	+10% $639
Rent	-10% $517	-5% $677	+0% $837	+5% $997	+10% $1,157
Rate	-1.0pp $1,013	-0.5pp $926	base $837	+0.5pp $746	+1.0pp $654

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,056
Total (2 units)			$4,055

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4266 Washington St St. Louis, MO	6.0	4.0	4191	$3,700	$0.88	3d	1	1.49mi
4266 Washington St St. Louis, MO	6.0	4.0	4191	$3,700	$0.88	8d	1	1.49mi

Listing history 9 events

1. 2026-04-12
   status Pending
2. 2026-04-03
   status Active
3. 2026-03-31
   historical Active Under Contract
4. 2026-02-06
   price $349,900
5. 2026-01-21
   listed $369,900 Active
6. 2025-06-14
   listed $399,000 Active
7. 2025-06-11
   historical
8. 2023-04-28
   soldstatus Closed 185-char remark

   Show marketing remark (185 chars)

   Entered for comp purposes only. Needed complete renovation. No central HVAC. Bought for rehab, as is, no repairs or inspections provided by seller. Seller is using power of attorney.

9. 1974-12-06
   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: $4,629 · $386/mo
• Projected year-2 tax: $4,629 · $386/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: $48,660
• − Mortgage interest: −$19,600
• − Property taxes: −$4,629
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,893
• − Management: −$3,893
• − Depreciation: −$10,179
• Taxable income: $4,718
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $8,912/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

Amenities D- Commute D- Cost of living B Crime C+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

-12.3% since first listed

9 events — show timeline

• 2026-04-12 Pending — MARIS as Distributed by MLS Grid
• 2026-04-03 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-31 Contingent — MARIS as Distributed by MLS Grid
• 2026-02-06 Price Changed $349,900 MARIS as Distributed by MLS Grid
• 2026-01-21 Listed $369,900 MARIS as Distributed by MLS Grid
• 2025-06-14 Listed $399,000 MARIS as Distributed by MLS Grid
• 2025-06-11 Coming Soon — MARIS as Distributed by MLS Grid
• 2023-04-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 1974-12-06 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2022): $4,629 · +1.0% YoY. Source: county tax records.