3912-3914 Wright Ave · St. Ann, MO 63074

$200,000

4 bd · 2.0 ba · 1,785 sqft · MultiFamily public records · 8 Days on market

Built 1970 8,712 sqft lot Est $205k · at est.

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• 1% rule +7.3/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. 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

Solid investment opportunity. Regularly maintained DUPLEX, 2-Family Property with 2 Bedrooms and 1 Bathroom in each unit. Both sides feature: laundry hookups, gas oven/range, refrigerator, storm doors, double pane insulated windows, vinyl blinds, easy-care shower walls, recent interior painting, smoke alarms, HVAC units that are in clean/serviceable condition. LEFT side (3914) capable of renting for $1,250 based on neighboring rental properties renting at that rate which are in comparable condition and same/similar floor plan/location. RIGHT side (3912) is occupied by a LONG-TERM Tenant of 24+ years! DO NOT DISTURB this Tenant! Their Unit can be viewed after under contract during Buyer's op

Key facts

• 8,712 sq ft lot
• Built 1970
• Listed 8 days

Property features AI

Finance

• Other: Accessible features and green energy-efficient doors and lighting
• Financial info: Property listed as residential income; Total of 2 units in the building; 1 of the units currently leased; Owner pays insurance, sewer, taxes, and water; Lease considered
• HOA & community: Community street lighting

Exterior

• Parking: Driveway and off-street parking; Asphalt surfaces; Has carport
• Security: Smoke detectors installed
• Utilities: Public water; Sewer connected; Single-phase electric; Cable and phone connected
• Home design: Residential income property (2-4 units); Duplex / 2-unit building; One level; Accessible central living area; Reinforced floors
• Construction: Mixed construction: brick, frame, concrete with asphalt elements; Architectural shingle and asbestos shingle roof options; Slab foundation; Year built source: Assessor
• Exterior features: Private entrance; Level lot; Near public transit; Street lights in the community; No patio/porch; No pool; No fencing; No other structures

Interior

• Kitchen: Free-standing gas range; Refrigerator; Pantry access
• Bedrooms: Main and upper level bedrooms not applicable (no bedrooms listed for those levels); Property contains 2 units (mix of 2-bedroom unit types across the building)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Main and upper level bathrooms not applicable (no bathrooms listed for those levels); 1 bathroom in typical unit type
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Pantry; Double-pane windows with screens
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in hall on main level; Accessible washer/dryer

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive. Per door: $313/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 10.1% vs local median 6.5% in St. Ann — 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.
• Ritenour (suburban): math 13% / reading 27% proficiency, ranked #304 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kratz Elem. (math 9% / reading 25%, grade F, #967 of 1,115 statewide, top 88%, 538 students, 99% FRL); Ritenour Sr. High (math 9% / reading 36%, grade F, #455 of 521 statewide, top 88%, 1,873 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 61 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $2,452/mo this rent would consume 57% of the median local household income ($52k/yr) (locally 782% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $84k; list at $200k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $200,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.23% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.43%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $205,275
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9956 Sue Ct	0.26mi	4/2.0	1,862 (+4%)	17mo	$199,900	$107	66
4028 Esseldale Dr	0.29mi	4/2.0	1,911 (+7%)	12mo	$229,995	$120	65
4064 Esseldale Dr	0.35mi	4/2.0	1,584 (-11%)	11mo	$184,900	$117	56
4059 Esseldale Dr	0.32mi	4/2.0	1,911 (+7%)	21mo	$220,000	$115	56
4063 Esseldale Dr	0.33mi	4/2.0	1,911 (+7%)	21mo	$220,000	$115	55
4036 Esseldale Dr	0.30mi	4/2.0	1,911 (+7%)	22mo	$199,900	$105	55
4055 Esseldale Dr	0.31mi	4/2.0	1,911 (+7%)	24mo	$220,000	$115	54
9983 - 9985 Fox Hall Ct	0.40mi	4/2.0	1,560 (-13%)	8mo	$129,900	$83	54
10724 Tropic Dr	0.63mi	4/2.0	1,656 (-7%)	17mo	$195,000	$118	44
11216 Liana Ln	0.70mi	4/2.0	1,560 (-13%)	7mo	$185,000	$119	40

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 · 4.14% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $10,339
• Equity at exit: $29,821

10-year hold

• IRR: 15.2%
• Equity multiple: 2.29×
• Total profit: $72,312
• Equity at exit: $17,292

Cash invested: $56,000 (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 63074

• Rents YoY: 4.1%
• Active inventory: 61
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$178 /mo · $2,139/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $627

Break-even live

Break-even rent $1,659

Max offer price $200,000

Occupancy floor 69%

Sensitivity live

Price	-10% $740	-5% $683	+0% $627	+5% $570	+10% $513
Rent	-10% $433	-5% $530	+0% $627	+5% $723	+10% $820
Rate	-1.0pp $727	-0.5pp $678	base $627	+0.5pp $575	+1.0pp $522

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,452
Total (2 units)			$2,452

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4204 Beauty Ln Saint Louis, MO	4.0	1.5	1299	$1,690	$1.30	44d	1	0.70mi
9457 Harold Dr Saint Louis, MO	3.0	1.0	1472	$1,530	$1.04	22d	1	0.78mi
4400 Gordon Ave Saint Louis, MO	3.0	2.0	1500	$1,800	$1.20	4d	1	1.09mi

Listing history 9 events

1. 2026-06-18
   status $200,000 Pending 8 DOM
2. 2026-06-17
   days on market $200,000 Active 8 DOM
3. 2026-06-16
   days on market $200,000 Active 7 DOM
4. 2026-06-15
   days on market $200,000 Active 6 DOM
5. 2026-06-13
   statusdays on market $200,000 Active 4 DOM
6. 2026-06-09
   days on market $200,000 Coming Soon 5 DOM
7. 2026-06-08
   days on market $200,000 Coming Soon 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $200,000 Coming Soon 3 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: $2,139 · $178/mo
• Projected year-2 tax: $2,139 · $178/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,424
• − Mortgage interest: −$11,203
• − Property taxes: −$2,139
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$5,818
• Taxable income: $4,555
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $6,426/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: Ritenour
• NCES district ID: 2926640
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $41,410
• Composite: 17.04/100
• National rank: #9125
• State rank: #304 of 324 in MO

Livability — St. Ann

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Ann, MO
• County: Saint Louis County · 888,823 people
• City population: 16,237
• Metro: St. Louis, MO-IL
• Population (ZIP): 15,793
• Household income: $51,610
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 782.0

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 0.65)
• Race & ethnicity: White 50% Black 27% Hispanic / Latino 19% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 80% English-only · Spanish 17% Chinese 1% German/W. Germanic 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: ▼ -242.89%
• Current HPI: 210.6588
• Rent YoY: ▲ 4.14%
• 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

+181.7% since first listed

4 events — show timeline

• 2026-06-05 Coming Soon $200,000 MARIS as Distributed by MLS Grid
• 2003-06-10 Sold (Public Records) $83,800 Public Records
• 2000-08-25 Sold (Public Records) $71,000 Public Records
• 1985-07-11 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2022): $2,139 · +0.1% YoY. Source: county tax records.