10068 Puttington Dr · Lakeshire, MO 63123

$525,000

8 bd · 4.0 ba · 3,456 sqft · MultiFamily public records · 5 Days on market

Built 1968 7,501 sqft lot Est $574k · 8% 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 +22.3/30.0
• ARV discount +11.3/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 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

Prime Investment Opportunity in Coveted Lindbergh School District! Fully Occupied 4-Unit Gem in High-Demand Location. Positive Cash Flow! Attention investors! Don't miss this incredible opportunity in the highly sought-after Lindbergh school district. This fully occupied, cash-flowing 4-unit property is a true gem. Each unit offers 2 bedrooms, 1 bathroom, and a comfortable 865 sq ft of living space. ??Excellent Income: All units are occupied, generating positive cash flow from day one. ??Hassle-Free Management: Professional property management in place, ensuring a seamless ownership experience. ??City Compliant: Fully compliant with city regulations, providing peace of mind . ??Ideal Location: Close to top-rated schools, shopping, and dining attracting high-quality tenants. Well-Maintained Don't wait! This exceptional 4-unit multi-family property in the Lindbergh school area offers a prime investment opportunity. Act now and reap the rewards of this thriving market!

Key facts

• 7,501 sq ft lot
• 4 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive. Per door: $216/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $525k).

Location & tenants

• Location reads 67/100 on livability (#227 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A, housing B+; Watch: amenities F, commute F, health & safety F.
• Lindbergh Schools (suburban): math 41% / reading 55% proficiency, ranked #38 of 324 in MO (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Concord Elem. School (math 43% / reading 62%, grade C-, #226 of 1,115 statewide, top 21%, 552 students, 10% FRL); Lindbergh Sr. High (math 56% / reading 70%, grade B-, #26 of 521 statewide, top 5%, 2,235 students, 12% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 186 active listings in the ZIP; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $5,376/mo this rent would consume 84% of the median local household income ($77k/yr) (locally 753% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $375k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $525,000

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 1968 — 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. 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?
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: 1.02% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $573,696
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10029 Puttington Dr	0.11mi	8/4.0	3,456 (0%)	6mo	$610,900	$177	89
10026 Willdan Dr	0.09mi	8/4.0	3,456 (0%)	12mo	$549,900	$159	86
10078 Puttington Dr	0.02mi	7/5.0 (-1)	3,456 (0%)	9mo	$575,000	$166	82
10050 Willdan Dr	0.06mi	8/4.0	3,456 (0%)	20mo	$545,000	$158	81

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-30,008
• Equity at exit: $78,279

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $44,732
• Equity at exit: $45,392

Cash invested: $147,000 (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 63123

• Rents YoY: 3.0%
• Active inventory: 186
• Price-to-rent: 32.6×

Monthly cashflow live

• Estimated rent: $5,376 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$410 /mo · $4,924/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,129
• Net cashflow: $865

Break-even live

Break-even rent $4,281

Max offer price $525,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,376
Total (4 units)			$5,376

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-19
   status Pending
2. 2026-04-13
   listed $525,000 Active
3. 2023-12-01
   soldstatus Closed 988-char remark

   Show marketing remark (988 chars)

   Prime Investment Opportunity in Coveted Lindbergh School District! Fully Occupied 4-Unit Gem in High-Demand Location. Positive Cash Flow! Attention investors! Don't miss this incredible opportunity in the highly sought-after Lindbergh school district. This fully occupied, cash-flowing 4-unit property is a true gem. Each unit offers 2 bedrooms, 1 bathroom, and a comfortable 865 sq ft of living space. ??Excellent Income: All units are occupied, generating positive cash flow from day one. ??Hassle-Free Management: Professional property management in place, ensuring a seamless ownership experience. ??City Compliant: Fully compliant with city regulations, providing peace of mind . ??Ideal Location: Close to top-rated schools, shopping, and dining attracting high-quality tenants. Well-Maintained Don't wait! This exceptional 4-unit multi-family property in the Lindbergh school area offers a prime investment opportunity. Act now and reap the rewards of this thriving market!

4. 2023-11-28
   status Pending 988-char remark

   Show marketing remark (988 chars)

   Prime Investment Opportunity in Coveted Lindbergh School District! Fully Occupied 4-Unit Gem in High-Demand Location. Positive Cash Flow! Attention investors! Don't miss this incredible opportunity in the highly sought-after Lindbergh school district. This fully occupied, cash-flowing 4-unit property is a true gem. Each unit offers 2 bedrooms, 1 bathroom, and a comfortable 865 sq ft of living space. ??Excellent Income: All units are occupied, generating positive cash flow from day one. ??Hassle-Free Management: Professional property management in place, ensuring a seamless ownership experience. ??City Compliant: Fully compliant with city regulations, providing peace of mind . ??Ideal Location: Close to top-rated schools, shopping, and dining attracting high-quality tenants. Well-Maintained Don't wait! This exceptional 4-unit multi-family property in the Lindbergh school area offers a prime investment opportunity. Act now and reap the rewards of this thriving market!

5. 2023-10-20
   price $510,000 988-char remark

   Show marketing remark (988 chars)

   Prime Investment Opportunity in Coveted Lindbergh School District! Fully Occupied 4-Unit Gem in High-Demand Location. Positive Cash Flow! Attention investors! Don't miss this incredible opportunity in the highly sought-after Lindbergh school district. This fully occupied, cash-flowing 4-unit property is a true gem. Each unit offers 2 bedrooms, 1 bathroom, and a comfortable 865 sq ft of living space. ??Excellent Income: All units are occupied, generating positive cash flow from day one. ??Hassle-Free Management: Professional property management in place, ensuring a seamless ownership experience. ??City Compliant: Fully compliant with city regulations, providing peace of mind . ??Ideal Location: Close to top-rated schools, shopping, and dining attracting high-quality tenants. Well-Maintained Don't wait! This exceptional 4-unit multi-family property in the Lindbergh school area offers a prime investment opportunity. Act now and reap the rewards of this thriving market!

6. 2023-09-17
   price $520,000 988-char remark

   Show marketing remark (988 chars)

   Prime Investment Opportunity in Coveted Lindbergh School District! Fully Occupied 4-Unit Gem in High-Demand Location. Positive Cash Flow! Attention investors! Don't miss this incredible opportunity in the highly sought-after Lindbergh school district. This fully occupied, cash-flowing 4-unit property is a true gem. Each unit offers 2 bedrooms, 1 bathroom, and a comfortable 865 sq ft of living space. ??Excellent Income: All units are occupied, generating positive cash flow from day one. ??Hassle-Free Management: Professional property management in place, ensuring a seamless ownership experience. ??City Compliant: Fully compliant with city regulations, providing peace of mind . ??Ideal Location: Close to top-rated schools, shopping, and dining attracting high-quality tenants. Well-Maintained Don't wait! This exceptional 4-unit multi-family property in the Lindbergh school area offers a prime investment opportunity. Act now and reap the rewards of this thriving market!

7. 2023-08-16
   listed $525,000 Active 988-char remark

   Show marketing remark (988 chars)

   Prime Investment Opportunity in Coveted Lindbergh School District! Fully Occupied 4-Unit Gem in High-Demand Location. Positive Cash Flow! Attention investors! Don't miss this incredible opportunity in the highly sought-after Lindbergh school district. This fully occupied, cash-flowing 4-unit property is a true gem. Each unit offers 2 bedrooms, 1 bathroom, and a comfortable 865 sq ft of living space. ??Excellent Income: All units are occupied, generating positive cash flow from day one. ??Hassle-Free Management: Professional property management in place, ensuring a seamless ownership experience. ??City Compliant: Fully compliant with city regulations, providing peace of mind . ??Ideal Location: Close to top-rated schools, shopping, and dining attracting high-quality tenants. Well-Maintained Don't wait! This exceptional 4-unit multi-family property in the Lindbergh school area offers a prime investment opportunity. Act now and reap the rewards of this thriving market!

8. 2021-07-20
   soldstatus $375,000
9. 2021-07-16
   soldstatus Closed 759-char remark

   Show marketing remark (759 chars)

   ATTENTION INVESTORS! Opportunities like this do not happen often! All brick 4-Family located in sought after Lindbergh School District! All units feature a large living room, two bedrooms, and one full bath. Spacious eat-in kitchen has refrigerator, electric range, and dishwasher. Basement with laundry areas and storage lockers. Each tenant has 1 assigned parking space in the basement garage along with 1 assigned storage locker. All 4 units are currently rented with leases in place. Units will be available for showings/inspections with an accepted contract. Please do not disturb tenants. Seller owns two other buildings, also for sale at 10028 and 10042 Willdan Dr. (Interior pics are of a similar unit from the building for sale at 10042 Willdan Dr.)

10. 2021-04-26
    status Pending 759-char remark

    Show marketing remark (759 chars)

    ATTENTION INVESTORS! Opportunities like this do not happen often! All brick 4-Family located in sought after Lindbergh School District! All units feature a large living room, two bedrooms, and one full bath. Spacious eat-in kitchen has refrigerator, electric range, and dishwasher. Basement with laundry areas and storage lockers. Each tenant has 1 assigned parking space in the basement garage along with 1 assigned storage locker. All 4 units are currently rented with leases in place. Units will be available for showings/inspections with an accepted contract. Please do not disturb tenants. Seller owns two other buildings, also for sale at 10028 and 10042 Willdan Dr. (Interior pics are of a similar unit from the building for sale at 10042 Willdan Dr.)

11. 2021-04-23
    listed $364,900 Active 759-char remark

    Show marketing remark (759 chars)

    ATTENTION INVESTORS! Opportunities like this do not happen often! All brick 4-Family located in sought after Lindbergh School District! All units feature a large living room, two bedrooms, and one full bath. Spacious eat-in kitchen has refrigerator, electric range, and dishwasher. Basement with laundry areas and storage lockers. Each tenant has 1 assigned parking space in the basement garage along with 1 assigned storage locker. All 4 units are currently rented with leases in place. Units will be available for showings/inspections with an accepted contract. Please do not disturb tenants. Seller owns two other buildings, also for sale at 10028 and 10042 Willdan Dr. (Interior pics are of a similar unit from the building for sale at 10042 Willdan Dr.)

ⓘ 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: $4,924 · $410/mo
• Projected year-2 tax: $5,092 · $424/mo
• Expected delta: +$169/yr (+$14/mo · 3.4%)

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,512
• − Mortgage interest: −$29,408
• − Property taxes: −$4,924
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,161
• − Management: −$5,161
• − Depreciation: −$15,273
• Taxable income: $1,960
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $9,907/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: Lindbergh Schools
• NCES district ID: 2918690
• Math proficiency: 41% ▼ -18.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $66,145
• Composite: 42.62/100
• National rank: #3186
• State rank: #38 of 324 in MO

Livability — Lakeshire

• Score: 67/100
• State rank: #227
• US rank: #11097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeshire, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 49,077
• Household income: $77,055
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 753.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Asian 5% Hispanic / Latino 5% Black 3%
• Common ancestry: American 5% Lithuanian 3% Romanian 2%
• Foreign-born: 13% · Vietnam, Canada
• Languages at home: 83% English-only · Russian/Polish/Slavic 6% Spanish 3% Other Indo-European 3%

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: ▼ -229.90%
• Current HPI: 220.258
• Rent YoY: ▲ 3.01%
• 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

+43.9% since first listed

11 events — show timeline

• 2026-04-19 Pending — MARIS as Distributed by MLS Grid
• 2026-04-13 Listed $525,000 MARIS as Distributed by MLS Grid
• 2023-12-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-11-28 Pending — MARIS as Distributed by MLS Grid
• 2023-10-20 Price Changed $510,000 MARIS as Distributed by MLS Grid
• 2023-09-17 Price Changed $520,000 MARIS as Distributed by MLS Grid
• 2023-08-16 Listed $525,000 MARIS as Distributed by MLS Grid
• 2021-07-20 Sold (Public Records) $375,000 Public Records
• 2021-07-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-04-26 Pending — MARIS as Distributed by MLS Grid
• 2021-04-23 Listed $364,900 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2022): $4,924 · +9.7% YoY. Source: county tax records.