4037 Pleasant St · St. Louis, MO 63107

$85,000

None bd · None ba · 3,536 sqft · MultiFamily public records · 110 Days on market

Built 1913 4,491 sqft lot Est $73k · 16% over ↓ 13% since listing

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Why this score? — see what drove the D- 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.4/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. 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

8 units- all efficiencies. Each unit features a new kitchen and bathroom. New floors, cabinets, tuck pointing and still some supplies in the building. New pack porch stairs put in. Great rental with a lot of the work done for you. Property also comes with an additional lot that is fenced in. Possibilites are endless. The front 4 units are mostly done. The back 4 units need more work but close to being finished. Pictures are good indicators of the back 4.

Key facts

• New floors
• Tuck pointing
• New kitchen

Tags

• NEW KITCHEN
• NEW BATHROOM
• NEW FLOORS
• NEW CABINETS
• TUCK POINTING
• FENCED LOT

Property features AI

Finance

• Other: Total of 8 units; Living area not provided / unknown
• Financial info: Seller may consider concessions

Exterior

• Utilities: Public water
• Home design: Residential income property (5 family or more); Condition: fixer; One building
• Construction: Brick construction
• Exterior features: Lot about 0.1031 acres; No pool

Interior

• Bedrooms: No main or upper level bedrooms (0)
• Bathrooms: No main or upper level bathrooms (0)
• Heating & cooling: Other heating; No cooling
• Interior features: Includes unspecified/other appliances

What this means for you Summary

Snapshot

• This is a multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 75.5% 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 D — 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: Cole Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 326 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $588 of loan paydown is wiped out by about $1k 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 (-1.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 8.19% ✓
• Cap rate: 75.52%
• Cash-on-cash: 247.24%
• DSCR: 12.00
• GRM: 1.0

CMA / ARV

• ARV (median comp): $73,418
• List price: $85,000
• Delta: 15.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4200 College Ave	0.55mi	16/16.0	3,412 (-4%)	0mo	$100,000	$29	68
4420 N 20th St	0.49mi	4/4.0	3,498 (-1%)	17mo	$5,000	$1	62
3858 Greer Ave	0.72mi	—/—	3,156 (-11%)	0mo	$160,000	$51	48
3203 Dodier St	0.59mi	12/3.0	3,112 (-12%)	14mo	$125,000	$40	41
2147 Linton	0.70mi	4/4.0	3,234 (-8%)	15mo	$239,000	$74	41
1420 Newhouse Ave	0.59mi	—/4.0	3,992 (+13%)	23mo	$19,900	$5	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.59×
• Total profit: $299,672
• Equity at exit: $17,492

10-year hold

• IRR: —
• Equity multiple: 28.87×
• Total profit: $663,224
• Equity at exit: $15,898

Cash invested: $23,800 (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 63107

• Home prices YoY: -1.9%
• Active inventory: 58
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $6,964 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,462
• Net cashflow: $4,848

Break-even live

Break-even rent $827

Max offer price $85,000

Occupancy floor 25%

Sensitivity live

Price	-10% $4,896	-5% $4,872	+0% $4,848	+5% $4,824	+10% $4,800
Rent	-10% $4,298	-5% $4,573	+0% $4,848	+5% $5,123	+10% $5,398
Rate	-1.0pp $4,891	-0.5pp $4,870	base $4,848	+0.5pp $4,826	+1.0pp $4,804

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$6,968
Total (8 units)			$6,964

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1523 Angelrodt St Saint Louis, MO	2.0	1.0	3049	$1,000	$0.33	19d	1	0.84mi
3127 Clay Ave Unit B St. Louis, MO	1.0	1.0	3536	$950	$0.27	45d	1	0.87mi

Listing history 23 events

1. 2026-06-21
   days on market $85,000 Active 110 DOM
2. 2026-06-18
   days on market $85,000 Active 107 DOM
3. 2026-06-17
   days on market $85,000 Active 106 DOM
4. 2026-06-16
   days on market $85,000 Active 105 DOM
5. 2026-06-15
   days on market $85,000 Active 104 DOM
6. 2026-06-13
   days on market $85,000 Active 102 DOM
7. 2026-06-09
   days on market $85,000 Active 98 DOM
8. 2026-06-08
   days on market $85,000 Active 97 DOM
9. 2026-06-08
   days on market $85,000 Active 96 DOM
10. 2026-06-05
    days on market $85,000 Active 93 DOM
11. 2026-06-03
    days on market $85,000 Active 92 DOM
12. 2026-06-02
    days on market $85,000 Active 91 DOM
13. 2026-06-01
    days on market $85,000 Active 90 DOM
14. 2026-05-31
    days on market $85,000 Active 89 DOM
15. 2026-03-02
    listed $85,000 Active
16. 2021-10-15
    soldstatus $80,000
17. 2020-04-21
    soldstatus $40,000
18. 2019-07-10
    price $57,000
19. 2019-06-21
    price $59,000
20. 2018-11-21
    price $94,900
21. 2016-04-28
    soldstatus $86,500
22. 2015-06-04
    price $98,000
23. 1993-12-14
    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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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 7/10 Severe FEMA zone X (unshaded) · 76% 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $83,568
• − Mortgage interest: −$4,761
• − Property taxes: −$1,402
• − Insurance: −$1,092
• − Repairs & maintenance: −$6,685
• − Management: −$6,685
• − Depreciation: −$2,473
• Taxable income: $60,469
• Est. tax owed @ 24.0%: −$14,513
• After-tax cash flow: $43,663/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
• City population: 283,259
• Population (ZIP): 9,082

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: Predominantly Black (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -1.75%
• Current HPI: 92.7423
• Rent YoY: —
• Metro: —
• 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

-13.3% since first listed

9 events — show timeline

• 2026-03-02 Listed $85,000 MARIS as Distributed by MLS Grid
• 2021-10-15 Sold (Public Records) $80,000 Public Records
• 2020-04-21 Sold (Public Records) $40,000 Public Records
• 2019-07-10 Price Changed $57,000 MARIS as Distributed by MLS Grid
• 2019-06-21 Price Changed $59,000 MARIS as Distributed by MLS Grid
• 2018-11-21 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2016-04-28 Sold (Public Records) $86,500 Public Records
• 2015-06-04 Price Changed $98,000 MARIS as Distributed by MLS Grid
• 1993-12-14 Sold (Public Records) — Public Records

Property tax history

-5.0%/yr

Latest (2024): $1,402 · +5.1% YoY. Source: county tax records.