3738 Gravois Ave · St. Louis, MO 63116

$295,000

None bd · 3.5 ba · 5,380 sqft · MultiFamily public records · 35 Days on market

Built 1914 2,840 sqft lot $55/sqft · 9% below area Est $273k · 8% over ↓ 8% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +3.8/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Investor's Dream in Tower Grove South! Mixed-Use Property with Income Potential. Calling all savvy investors! Don’t miss this rare opportunity to own a mixed-use commercial and residential building in the highly desirable Tower Grove South neighborhood of St. Louis. This spacious property features a street-level commercial storefront plus four fully leased apartment units, offering a solid income stream with significant upside potential rents are currently below market value. The commercial storefront unit is currently vacant. The building includes key updates such as some PVC plumbing, some updated electrical panels, some gas water heaters, some newer toilets, and replacement doors. Apartments are equipped with forced-air heat and window AC units for tenant comfort. The second floor boasts a shared balcony for added charm and tenant appeal. Located just minutes from Tower Grove Park, major hospitals, public transportation, and highways, this is a prime location for both commercial visibility and residential demand. Whether you're expanding your portfolio or just getting started, this property offers the perfect blend of cash flow, location, and long-term value.

Key facts

• 2,840 sq ft lot
• Built 1914
• Listed 34 days

What this means for you Summary

Snapshot

• This is a ?-bed/3.5-bath multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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.
• Market conditions: Rents rising (+2.6%/yr); 255 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $4,336/mo this rent would consume 85% 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 $2k of loan paydown is wiped out by about $9k 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 $83k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.02%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (median comp): $272,545
• List price: $295,000
• Delta: 8.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3414 Gravois Ave	0.45mi	—/—	5,300 (-2%)	10mo	$340,000	$64	68
3166 Arkansas Ave	0.73mi	8/8.0	5,600 (+4%)	1mo	$699,000	$125	40
3619 Connecticut St	0.66mi	8/4.0	4,946 (-8%)	20mo	$638,000	$129	37
3820 S Compton Ave S	0.63mi	56/16.0	4,954 (-8%)	7mo	$269,900	$54	32

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: 15.6%
• Equity multiple: 1.62×
• Total profit: $51,408
• Equity at exit: $43,985

10-year hold

• IRR: 23.9%
• Equity multiple: 3.03×
• Total profit: $167,761
• Equity at exit: $25,506

Cash invested: $82,600 (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: 22.7×

Monthly cashflow live

• Estimated rent: $4,336 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$911
• Net cashflow: $1,585

Break-even live

Break-even rent $2,330

Max offer price $295,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,752	-5% $1,668	+0% $1,585	+5% $1,501	+10% $1,418
Rent	-10% $1,242	-5% $1,413	+0% $1,585	+5% $1,756	+10% $1,927
Rate	-1.0pp $1,733	-0.5pp $1,660	base $1,585	+0.5pp $1,508	+1.0pp $1,430

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,336
Total (4 units)			$4,336

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $295,000 Active 35 DOM
2. 2026-06-17
   days on market $295,000 Active 34 DOM
3. 2026-06-16
   days on market $295,000 Active 33 DOM
4. 2026-06-15
   days on market $295,000 Active 32 DOM
5. 2026-06-13
   days on market $295,000 Active 30 DOM
6. 2026-06-09
   days on market $295,000 Active 26 DOM
7. 2026-06-08
   days on market $295,000 Active 25 DOM
8. 2026-06-07
   days on market $295,000 Active 24 DOM
9. 2026-06-05
   days on market $295,000 Active 21 DOM
10. 2026-06-03
    days on market $295,000 Active 20 DOM
11. 2026-06-02
    days on market $295,000 Active 19 DOM
12. 2026-06-01
    days on market $295,000 Active 18 DOM
13. 2026-05-31
    days on market $295,000 Active 17 DOM
14. 2026-05-15
    listed $295,000 Active 1187-char remark

    Show marketing remark (1187 chars)

    Investor's Dream in Tower Grove South! Mixed-Use Property with Income Potential. Calling all savvy investors! Don’t miss this rare opportunity to own a mixed-use commercial and residential building in the highly desirable Tower Grove South neighborhood of St. Louis. This spacious property features a street-level commercial storefront plus four fully leased apartment units, offering a solid income stream with significant upside potential rents are currently below market value. The commercial storefront unit is currently vacant. The building includes key updates such as some PVC plumbing, some updated electrical panels, some gas water heaters, some newer toilets, and replacement doors. Apartments are equipped with forced-air heat and window AC units for tenant comfort. The second floor boasts a shared balcony for added charm and tenant appeal. Located just minutes from Tower Grove Park, major hospitals, public transportation, and highways, this is a prime location for both commercial visibility and residential demand. Whether you're expanding your portfolio or just getting started, this property offers the perfect blend of cash flow, location, and long-term value.

15. 2026-05-13
    historical $295,000 1187-char remark

    Show marketing remark (1187 chars)

    Investor's Dream in Tower Grove South! Mixed-Use Property with Income Potential. Calling all savvy investors! Don’t miss this rare opportunity to own a mixed-use commercial and residential building in the highly desirable Tower Grove South neighborhood of St. Louis. This spacious property features a street-level commercial storefront plus four fully leased apartment units, offering a solid income stream with significant upside potential rents are currently below market value. The commercial storefront unit is currently vacant. The building includes key updates such as some PVC plumbing, some updated electrical panels, some gas water heaters, some newer toilets, and replacement doors. Apartments are equipped with forced-air heat and window AC units for tenant comfort. The second floor boasts a shared balcony for added charm and tenant appeal. Located just minutes from Tower Grove Park, major hospitals, public transportation, and highways, this is a prime location for both commercial visibility and residential demand. Whether you're expanding your portfolio or just getting started, this property offers the perfect blend of cash flow, location, and long-term value.

16. 2025-09-10
    price $305,000
17. 2025-07-31
    listed $320,000 Active
18. 2001-01-18
    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: $2,052 · $171/mo
• Projected year-2 tax: $2,862 · $238/mo
• Expected delta: +$810/yr (+$67/mo · 39.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $52,032
• − Mortgage interest: −$16,525
• − Property taxes: −$2,052
• − Insurance: −$1,475
• − Repairs & maintenance: −$4,163
• − Management: −$4,163
• − Depreciation: −$8,582
• Taxable income: $15,074
• Est. tax owed @ 24.0%: −$3,618
• After-tax cash flow: $15,397/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

-7.8% since first listed

5 events — show timeline

• 2026-05-15 Listed $295,000 MARIS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $295,000 MARIS as Distributed by MLS Grid
• 2025-09-10 Price Changed $305,000 MARIS as Distributed by MLS Grid
• 2025-07-31 Listed $320,000 MARIS as Distributed by MLS Grid
• 2001-01-18 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2024): $2,052 · +4.9% YoY. Source: county tax records.