4516 Pennsylvania Ave · St. Louis, MO 63111

$75,000

3 bd · 2.0 ba · 2,140 sqft · MultiFamily public records · 86 Days on market

Built 1923 3,598 sqft lot $35/sqft · 48% below area Est $145k · 48% under ↓ 9% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• 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

This 2,000+ sq ft property offers two spacious units with strong rental potential after updates. The first-floor unit is a large 1-bedroom with separate living and dining areas, oversized closets, and eat-in kitchen. The second-floor unit provides an opportunity to reconfigure into a true 2-bedroom, featuring a living room, dining room, eat-in kitchen, bedroom, and large bonus room. Additional features include a full shared basement and newer rear deck (2023) and stairs. With light to moderate rehab, projected rents are: 1st floor: $500–$700 2nd floor: $600–$850 Ideal for investors looking to add value, increase rents, and build equity. Convenient access to Highway 55 enhances tenant appeal.

Key facts

• Two spacious units
• Newer rear deck
• Full shared basement

Tags

• TWO SPACIOUS UNITS
• FULL SHARED BASEMENT
• NEWER REAR DECK

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$145,354) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.9% 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.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $1,870/mo this rent would consume 48% of the median local household income ($47k/yr) (locally 1364% 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 $519 of loan paydown is wiped out by about $2k 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 + 3.3% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.49% ✓
• Cap rate: 21.86%
• Cash-on-cash: 55.59%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (median comp): $145,354
• List price: $75,000
• Delta: -48.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4443 Minnesota Ave	0.12mi	3/2.0	2,236 (+4%)	12mo	$139,000	$62	77
2921 Mount Pleasant St	0.08mi	2/2.0 (-1)	2,014 (-6%)	12mo	$130,000	$65	72
4308 Nebraska Ave	0.27mi	2/2.0 (-1)	2,024 (-5%)	3mo	$139,999	$69	71
4536 S Compton	0.19mi	4/2.0 (+1)	2,304 (+8%)	12mo	$184,900	$80	63
4025 Nebraska Ave	0.61mi	2/2.0 (-1)	2,146 (+0%)	9mo	$45,000	$21	58
329 Eichelberger St	0.62mi	4/— (+1)	2,190 (+2%)	8mo	$13,000	$6	56
5042 Louisiana Ave	0.68mi	4/2.0 (+1)	2,196 (+3%)	8mo	$179,000	$82	52
5044 Louisiana Ave	0.68mi	4/2.0 (+1)	2,196 (+3%)	8mo	$179,000	$82	52
507 Eiler St	0.70mi	4/2.0 (+1)	2,016 (-6%)	4mo	$129,900	$64	49
5222 Louisiana Ave	0.75mi	2/2.0 (-1)	2,100 (-2%)	13mo	$115,000	$55	46
4676 S Grand Blvd	0.62mi	4/2.0 (+1)	2,400 (+12%)	12mo	$99,900	$42	36
3652 Marceline Ter	0.72mi	4/2.0 (+1)	2,422 (+13%)	13mo	$150,000	$62	28

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 54.2%
• Equity multiple: 3.40×
• Total profit: $50,332
• Equity at exit: $11,183

10-year hold

• IRR: 59.4%
• Equity multiple: 6.99×
• Total profit: $125,789
• Equity at exit: $6,485

Cash invested: $21,000 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$393
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $973

Break-even live

Break-even rent $639

Max offer price $75,000

Occupancy floor 43%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$902
1× unit	2	1	$968
Total (2 units)			$1,870

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	4d	1	0.06mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	1d	1	0.28mi
4250 Michigan Ave Saint Louis, MO	2.0	1.0	2184	$1,200	$0.55	43d	1	0.34mi
4657 Idaho Ave Unit 4659 St. Louis, MO	2.0	2.0	1668	$1,295	$0.78	23d	1	0.42mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	43d	1	0.51mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	43d	1	0.52mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	17d	1	0.70mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	23d	1	0.79mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	14d	1	0.82mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	20d	1	0.83mi
755 Dover Pl Saint Louis, MO	2.0	1.0	2750	$1,000	$0.36	43d	1	1.02mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	1d	1	1.21mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	43d	1	1.27mi
4000 Schiller Pl Saint Louis, MO	2.0	2.5	1448	$1,618	$1.12	7d	1	1.37mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	16d	1	1.38mi
3410 Virginia Ave Unit B St. Louis, MO	2.0	2.0	1442	$1,375	$0.95	16d	1	1.42mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	43d	1	1.45mi
3411 Cherokee St St. Louis, MO	4.0	2.0	1568	$1,850	$1.18	43d	1	1.47mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$2,300	$1.89	1d	15	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $75,000 Active 86 DOM
2. 2026-06-17
   days on market $75,000 Active 85 DOM
3. 2026-06-16
   days on market $75,000 Active 84 DOM
4. 2026-06-15
   days on market $75,000 Active 83 DOM
5. 2026-06-13
   pricedays on market $75,000 Active 81 DOM
6. 2026-06-09
   days on market $86,500 Active 77 DOM
7. 2026-06-08
   days on market $86,500 Active 76 DOM
8. 2026-06-08
   days on market $86,500 Active 75 DOM
9. 2026-06-05
   days on market $86,500 Active 72 DOM
10. 2026-06-03
    days on market $86,500 Active 71 DOM
11. 2026-06-02
    days on market $86,500 Active 70 DOM
12. 2026-06-01
    days on market $86,500 Active 69 DOM
13. 2026-05-31
    days on market $86,500 Active 68 DOM
14. 2026-05-17
    price $86,500 716-char remark

    Show marketing remark (716 chars)

    This 2,000+ sq ft property offers two spacious units with strong rental potential after updates. The first-floor unit is a large 1-bedroom with separate living and dining areas, oversized closets, and eat-in kitchen. The second-floor unit provides an opportunity to reconfigure into a true 2-bedroom, featuring a living room, dining room, eat-in kitchen, bedroom, and large bonus room. Additional features include a full shared basement and newer rear deck (2023) and stairs. With light to moderate rehab, projected rents are: 1st floor: $500–$700 2nd floor: $600–$850 Ideal for investors looking to add value, increase rents, and build equity. Convenient access to Highway 55 enhances tenant appeal.

15. 2026-03-24
    listed $90,000 Active 716-char remark

    Show marketing remark (716 chars)

    This 2,000+ sq ft property offers two spacious units with strong rental potential after updates. The first-floor unit is a large 1-bedroom with separate living and dining areas, oversized closets, and eat-in kitchen. The second-floor unit provides an opportunity to reconfigure into a true 2-bedroom, featuring a living room, dining room, eat-in kitchen, bedroom, and large bonus room. Additional features include a full shared basement and newer rear deck (2023) and stairs. With light to moderate rehab, projected rents are: 1st floor: $500–$700 2nd floor: $600–$850 Ideal for investors looking to add value, increase rents, and build equity. Convenient access to Highway 55 enhances tenant appeal.

16. 2025-05-05
    soldstatus
17. 2025-03-03
    listed $90,000 Active
18. 2025-02-14
    historical
19. 2025-01-29
    price $132,000
20. 2024-12-10
    listed $140,000 Active
21. 2023-10-23
    soldstatus
22. 2023-07-25
    soldstatus Closed
23. 2023-07-25
    soldstatus $127,000
24. 2023-06-27
    status Pending
25. 2023-06-01
    status Active
26. 2023-05-05
    status Pending
27. 2023-04-18
    listed $135,000 Active
28. 2023-01-23
    price $118,000
29. 2021-03-16
    soldstatus $87,500
30. 2021-03-11
    soldstatus Closed
31. 2021-01-26
    status Pending
32. 2021-01-09
    price $90,000
33. 2020-11-24
    listed $95,000 Active
34. 2006-11-08
    soldstatus
35. 2006-10-03
    soldstatus $73,000
36. 2004-03-29
    soldstatus $95,000
37. 2004-01-09
    soldstatus
38. 1995-10-26
    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: $960 · $80/mo
• Projected year-2 tax: $960 · $80/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 ≥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: $22,440
• − Mortgage interest: −$4,201
• − Property taxes: −$960
• − Insurance: −$375
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$2,182
• Taxable income: $11,132
• Est. tax owed @ 24.0%: −$2,672
• After-tax cash flow: $9,002/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

-8.9% since first listed

25 events — show timeline

• 2026-05-17 Price Changed $86,500 MARIS as Distributed by MLS Grid
• 2026-03-24 Listed $90,000 MARIS as Distributed by MLS Grid
• 2025-05-05 Sold (Public Records) — Public Records
• 2025-03-03 Listed $90,000 MARIS as Distributed by MLS Grid
• 2025-02-14 Delisted — MARIS as Distributed by MLS Grid
• 2025-01-29 Price Changed $132,000 MARIS as Distributed by MLS Grid
• 2024-12-10 Listed $140,000 MARIS as Distributed by MLS Grid
• 2023-10-23 Sold (Public Records) — Public Records
• 2023-07-25 Sold (Public Records) $127,000 Public Records
• 2023-07-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-06-27 Pending — MARIS as Distributed by MLS Grid
• 2023-06-01 Relisted — MARIS as Distributed by MLS Grid
• 2023-05-05 Pending — MARIS as Distributed by MLS Grid
• 2023-04-18 Listed $135,000 MARIS as Distributed by MLS Grid
• 2023-01-23 Price Changed $118,000 MARIS as Distributed by MLS Grid
• 2021-03-16 Sold (Public Records) $87,500 Public Records
• 2021-03-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-01-26 Pending — MARIS as Distributed by MLS Grid
• 2021-01-09 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2020-11-24 Listed $95,000 MARIS as Distributed by MLS Grid
• 2006-11-08 Sold (Public Records) — Public Records
• 2006-10-03 Sold (Public Records) $73,000 Public Records
• 2004-03-29 Sold (Public Records) $95,000 Public Records
• 2004-01-09 Sold (Public Records) — Public Records
• 1995-10-26 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2024): $960 · +5.0% YoY. Source: county tax records.