7106 Amherst Ave · University City, MO 63130

$309,900

2 bd · 2.0 ba · 2,112 sqft · MultiFamily public records · 40 Days on market

Built 1935 4,199 sqft lot $19/mo HOA · 2% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

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

Discover massive scale and untapped potential in the heart of University Park. This all-brick duplex boasts over 2,100 sq. ft. of living space, with each "Executive 1-Bedroom" unit offering a sprawling 1,050+ sq. ft. floor plan—significantly larger than the area average. Perfectly suited for the modern professional, each unit features a formal living with a decorative fireplace & large dining room which would be ideal for a dedicated home office or library. While the building currently operates as a high-yield rental, the expansive footprint presents a premier opportunity for a single-family conversion into a 4-bedroom masterpiece on one of U-City's most desirable bloc

Key facts

• Large dining room
• Decorative fireplace
• Full basement

Tags

• ALL-BRICK DUPLEX
• FORMAL LIVING
• DECORATIVE FIREPLACE
• LARGE DINING ROOM
• FULL BASEMENT
• SINGLE-FAMILY CONVERSION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $310k).
• Recommended offer: $301k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 4.9% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Flynn Park Elem. (math 32% / reading 47%, grade F, #537 of 1,115 statewide, top 53%, 324 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 20% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the University City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $5,019/mo this rent would consume 70% of the median local household income ($86k/yr) (locally 893% 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $87k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $300,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.62% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.22%
• DSCR: 2.21
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 1.90×
• Total profit: $78,232
• Equity at exit: $46,207

10-year hold

• IRR: 30.3%
• Equity multiple: 3.79×
• Total profit: $242,370
• Equity at exit: $26,794

Cash invested: $86,772 (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 63130

• Rents YoY: 3.6%
• Active inventory: 162
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $5,019 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$223 /mo · $2,681/yr
• Insurance: −$129
• HOA: −$19
• Vacancy / Maint / Mgmt: −$1,054
• Net cashflow: $1,968

Break-even live

Break-even rent $2,527

Max offer price $309,900

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,020
Total (4 units)			$5,019

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7104 Tulane Ave Saint Louis, MO	2.0	1.0	1400	$1,745	$1.25	43d	1	0.04mi
7141 Dartmouth Ave University City, MO	2.0	1.0	2520	$1,395	$0.55	43d	1	0.14mi
7002 Tulane Ave Unit 2FL Saint Louis, MO	2.0	2.0	1700	$1,995	$1.17	20d	1	0.15mi
7260 Dartmouth Ave Unit 1-West University City, MO	3.0	2.0	1650	$1,795	$1.09	43d	1	0.30mi
7227 Balson Ave Saint Louis, MO	3.0	2.0	1682	$1,650	$0.98	7d	1	0.31mi
7261 Delmar Blvd University City, MO	3.0	1.0	1416	$1,950	$1.38	1d	1	0.32mi
7205 Dorset Ave Saint Louis, MO	3.0	3.0	2337	$2,650	$1.13	43d	1	0.33mi
7333 Amherst Ave Unit 1W University City, MO	3.0	1.0	1600	$2,350	$1.47	43d	1	0.38mi
7330 Ahern Ave Saint Louis, MO	3.0	1.5	1872	$2,450	$1.31	43d	1	0.60mi
7045 Plymouth Ave Saint Louis, MO	3.0	2.0	1532	$1,745	$1.14	11d	1	0.63mi
7250 Pershing Ave Unit 1 University City, MO	3.0	2.5	2016	$3,700	$1.84	23d	1	0.64mi
7256 Pershing Ave Unit A University City, MO	3.0	2.0	2178	$3,795	$1.74	17d	1	0.64mi
7379 Pershing Ave Unit 1E Saint Louis, MO	3.0	2.0	1700	$2,295	$1.35	1d	1	0.69mi
716 Westgate Ave Unit 3 University City, MO	3.0	2.0	1500	$2,995	$2.00	43d	1	0.84mi
7309 Forsyth Blvd Saint Louis, MO	2.0	1.0	1400	$2,000	$1.43	1d	1	0.92mi
7331 Forsyth Blvd Clayton, MO	3.0	2.0	1496	$2,995	$2.00	1d	1	0.94mi
1108 N Hanley Rd St. Louis, MO	3.0	2.0	1800	$1,795	$1.00	12d	1	0.94mi
6274 Cates Ave Saint Louis, MO	3.0	2.0	1400	$2,295	$1.64	43d	1	0.97mi
543 N Central Ave Saint Louis, MO	2.0	1.5	1568	$3,295	$2.10	10d	1	0.97mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,045	$1.80	1d	9	1.28mi
8025 Maryland Ave Saint Louis, MO	2.0	2.0	1518	$4,795	$3.16	1d	1	1.31mi
6124 Waterman Blvd Unit 6124 St. Louis, MO	2.0	2.0	1500	$2,250	$1.50	14d	1	1.36mi
6017 Kingsbury Ave Unit 1F St. Louis, MO	3.0	1.0	1600	$2,700	$1.69	17d	1	1.44mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 2 events

1. 2026-06-05
   remarks 679-char remark
2. 2026-06-05
   listed $309,900 Pending 40 DOM

ⓘ 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: $2,681 · $223/mo
• Projected year-2 tax: $3,006 · $251/mo
• Expected delta: +$325/yr (+$27/mo · 12.1%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,228
• − Mortgage interest: −$17,359
• − Property taxes: −$2,681
• − Insurance: −$1,550
• − Repairs & maintenance: −$4,818
• − Management: −$4,818
• − HOA: −$228
• − Depreciation: −$9,015
• Taxable income: $19,759
• Est. tax owed @ 24.0%: −$4,742
• After-tax cash flow: $18,878/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 28,910
• Household income: $85,823
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 893.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Asian 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 89% English-only · Chinese 4% Spanish 2% French/Haitian/Cajun 1%

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: ▼ -436.88%
• Current HPI: 185.599
• Rent YoY: ▲ 3.61%
• 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

+38.3% since first listed

4 events — show timeline

• 2026-06-03 Pending — MARIS as Distributed by MLS Grid
• 2026-03-19 Listed $309,900 MARIS as Distributed by MLS Grid
• 2019-07-28 Price Changed $224,000 Fizber.com
• 1985-01-01 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2022): $2,681 · +1.0% YoY. Source: county tax records.