3857 Virginia Ave · St. Louis, MO 63118

$150,000

3 bd · 2.0 ba · 2,914 sqft · MultiFamily public records · 7 Days on market

Built 1908 1,960 sqft lot Est $184k · 18% 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 +7.8/10.0
• Rent growth +3.7/5.0
• 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

Welcome home! Beautifully updated 3-bedroom, 2-bath townhome with over 1,400 sq ft of living space. Renovated within the last five years, enjoy peace of mind with newer HVAC, plumbing, electrical, roof, water heater, tuckpointing and windows. The main level features a large living room, separate dining area, engineered hardwood floors and a custom eat-in kitchen with stainless steel appliances, A full bathroom completes the main floor. Upstairs, you'll find three generously sized bedrooms and a second full bath. The walk out basement includes a laundry/utility area with plenty of storage. Outside, you'll find a large backyard with a patio and a one-car parking pad.

Key facts

• Newer roof
• Newer plumbing
• Newer water heater

Tags

• NEWER HVAC
• NEWER PLUMBING
• NEWER ELECTRICAL
• NEWER ROOF
• NEWER WATER HEATER
• NEWER WINDOWS

Property features AI

Finance

• Other: Above-grade finished area ~1,400 (source: public records)
• Financial info: Lease not considered

Exterior

• Parking: RV access/parking
• Utilities: Public water; Public sewer; Electricity (single phase); Natural gas connected; Electricity connected
• Home design: Single family residence; Two levels; Private ownership
• Construction: Brick construction
• Exterior features: Back yard; Front yard; Concrete walk-out basement access

Interior

• Kitchen: Stainless steel appliance package; Dishwasher; Disposal; Microwave; Free-standing electric oven
• Bedrooms: 3 bedrooms (all on upper level)
• Bathrooms: 2 full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Stainless steel appliances; Dishwasher; Disposal; Microwave; Free-standing electric oven; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• 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: Froebel Elem. (math 8% / reading 8%, grade F, #1,052 of 1,115 statewide, top 95%, 176 students, 98% 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 fast (+4.9%/yr); 243 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 40% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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 $123k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $150,000

Questions for the listing agent

1. Built in 1908 — 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 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: 1.28% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.44%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $183,582
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3829 Minnesota Ave	0.19mi	4/2.0 (+1)	2,798 (-4%)	2mo	$65,000	$23	77
3417 Keokuk St	0.09mi	4/2.0 (+1)	2,678 (-8%)	9mo	$75,000	$28	69
3106 Chippewa St	0.21mi	4/2.0 (+1)	2,490 (-15%)	2mo	$109,900	$44	59
3614 Alberta St	0.31mi	4/2.0 (+1)	2,560 (-12%)	9mo	$145,000	$57	52
3445 Iowa Ave	0.73mi	3/2.0	2,724 (-6%)	4mo	$309,000	$113	52
3416 Utah St	0.73mi	4/2.0 (+1)	2,700 (-7%)	1mo	$150,000	$56	48
3618 Pennsylvania Ave	0.43mi	4/2.0 (+1)	2,522 (-14%)	6mo	$160,000	$63	47
3733 Oregon Ave	0.41mi	4/4.0 (+1)	2,480 (-15%)	4mo	$220,000	$89	40
3721 Iowa Ave	0.54mi	4/2.0 (+1)	2,500 (-14%)	8mo	$130,000	$52	39
3919-3921 Dunnica Ave	0.71mi	4/2.0 (+1)	2,554 (-12%)	3mo	$175,000	$69	39
3720 Winnebago St	0.49mi	4/4.0 (+1)	3,340 (+15%)	2mo	$280,000	$84	38
3461 South Spring Ave	0.73mi	4/4.0 (+1)	3,136 (+8%)	9mo	$314,900	$100	33

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.43×
• Total profit: $18,235
• Equity at exit: $22,365

10-year hold

• IRR: 21.2%
• Equity multiple: 2.94×
• Total profit: $81,585
• Equity at exit: $12,969

Cash invested: $42,000 (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 63118

• Rents YoY: 4.9%
• Active inventory: 243
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$787
• Tax from tax record: −$57 /mo · $678/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $610

Break-even live

Break-even rent $1,146

Max offer price $150,000

Occupancy floor 63%

Sensitivity live

Price	-10% $695	-5% $653	+0% $610	+5% $568	+10% $525
Rent	-10% $459	-5% $535	+0% $610	+5% $686	+10% $762
Rate	-1.0pp $686	-0.5pp $649	base $610	+0.5pp $572	+1.0pp $532

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	44d	1	0.33mi
4250 Michigan Ave Saint Louis, MO	2.0	1.0	2184	$1,200	$0.55	44d	1	0.51mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	44d	1	0.65mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	2d	1	0.67mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	8d	1	0.67mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	8d	1	0.77mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	44d	1	0.77mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	17d	1	0.79mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	5d	1	0.95mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	44d	1	1.06mi
3228 Arsenal St Unit 1f St. Louis, MO	2.0	1.0	2702	$1,395	$0.52	24d	1	1.11mi
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	24d	1	1.47mi
5301 S Broadway Saint Louis, MO	2.0	1.0	3809	$1,900	$0.50	2d	1	1.48mi
2811 Missouri Ave Saint Louis, MO	4.0	2.5	2673	$3,622	$1.36	44d	1	1.50mi

Listing history 33 events

1. 2026-04-15
   status Pending
2. 2026-04-08
   listed $150,000 Active
3. 2025-11-25
   price $164,000
4. 2025-10-09
   listed $164,900 Active
5. 2025-10-09
   historical
6. 2025-08-23
   price $164,900
7. 2025-08-06
   price $169,900
8. 2025-08-06
   price $169,000
9. 2025-08-01
   price $169,900
10. 2025-07-10
    price $172,900
11. 2025-07-07
    price $174,900
12. 2025-07-07
    price $174,000
13. 2025-06-29
    price $174,900
14. 2025-06-15
    listed $179,900 Active
15. 2025-04-17
    price $184,900
16. 2025-03-27
    price $189,900
17. 2025-03-14
    listed $194,900 Active
18. 2025-03-13
    historical
19. 2022-03-28
    soldstatus $122,900
20. 2022-03-25
    soldstatus Closed
21. 2022-02-22
    status Pending
22. 2022-02-14
    status Active
23. 2022-01-21
    status Pending
24. 2021-12-28
    price $119,900
25. 2021-12-15
    status Active
26. 2021-12-07
    historical Active Under Contract
27. 2021-12-06
    soldstatus $129,900
28. 2021-12-01
    status Active
29. 2021-11-17
    status Pending
30. 2021-06-24
    listed $129,900 Active
31. 2021-06-24
    historical $129,900
32. 2019-06-12
    soldstatus
33. 2006-03-14
    soldstatus $145,000

ⓘ 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: $678 · $57/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$777/yr (+$65/mo · 114.5%)

ⓘ 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: $23,028
• − Mortgage interest: −$8,402
• − Property taxes: −$678
• − Insurance: −$750
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$4,364
• Taxable income: $5,149
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $6,089/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 1%

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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+3.4% since first listed

33 events — show timeline

• 2026-04-15 Pending — MARIS as Distributed by MLS Grid
• 2026-04-08 Listed $150,000 MARIS as Distributed by MLS Grid
• 2025-11-25 Price Changed $164,000 MARIS as Distributed by MLS Grid
• 2025-10-09 Listed $164,900 MARIS as Distributed by MLS Grid
• 2025-10-09 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-08-23 Price Changed $164,900 MARIS as Distributed by MLS Grid
• 2025-08-06 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2025-08-06 Price Changed $169,000 MARIS as Distributed by MLS Grid
• 2025-08-01 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2025-07-10 Price Changed $172,900 MARIS as Distributed by MLS Grid
• 2025-07-07 Price Changed $174,900 MARIS as Distributed by MLS Grid
• 2025-07-07 Price Changed $174,000 MARIS as Distributed by MLS Grid
• 2025-06-29 Price Changed $174,900 MARIS as Distributed by MLS Grid
• 2025-06-15 Listed $179,900 MARIS as Distributed by MLS Grid
• 2025-04-17 Price Changed $184,900 MARIS as Distributed by MLS Grid
• 2025-03-27 Price Changed $189,900 MARIS as Distributed by MLS Grid
• 2025-03-14 Listed $194,900 MARIS as Distributed by MLS Grid
• 2025-03-13 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-03-28 Sold (Public Records) $122,900 Public Records
• 2022-03-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-02-22 Pending — MARIS as Distributed by MLS Grid
• 2022-02-14 Relisted — MARIS as Distributed by MLS Grid
• 2022-01-21 Pending — MARIS as Distributed by MLS Grid
• 2021-12-28 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2021-12-15 Relisted — MARIS as Distributed by MLS Grid
• 2021-12-07 Contingent — MARIS as Distributed by MLS Grid
• 2021-12-06 Sold (Public Records) $129,900 Public Records
• 2021-12-01 Relisted — MARIS as Distributed by MLS Grid
• 2021-11-17 Pending — MARIS as Distributed by MLS Grid
• 2021-06-24 Listed $129,900 MARIS as Distributed by MLS Grid
• 2021-06-24 Coming Soon $129,900 MARIS as Distributed by MLS Grid
• 2019-06-12 Sold (Public Records) — Public Records
• 2006-03-14 Sold (Public Records) $145,000 Public Records

Property tax history

+7.7%/yr

Latest (2021): $678 · +7.7% YoY. Source: county tax records.