4148 Humphrey St · St. Louis, MO 63116

$215,000

4 bd · 2.0 ba · 1,540 sqft · MultiFamily public records · 39 Days on market

Built 1923 3,101 sqft lot $140/sqft · 20% below area Est $269k · 20% under

---

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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• 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: 2 units. confirmed

Listing remarks

Tower Grove South brick 2 family on a quiet block. Charming 1 bedroom units and garage. Please use special sale contract. AS-IS

Key facts

• 3,101 sq ft lot
• Garage
• Built 1923

Property features AI

Finance

• Other: Seller may consider concessions; No pool

Exterior

• Parking: Detached garage with alley access (1 garage space)
• Security: Smoke detector(s)
• Utilities: Public water; Sewer connected; Electricity connected (Ameren); Natural gas connected
• Home design: Residential income property (2-4 units); Duplex; Two stories; Private ownership
• Construction: Wood siding; Flat roof; Stone foundation; Built/area details from assessor
• Exterior features: Covered patio/porch; Balcony; Entry steps/stairs; Rain gutters; Chain link fencing; Back yard; Interior lot; Level lot; Near public transit; Paved road frontage on city street

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Two 1-bedroom units (unit level not specified)
• Flooring: Wood flooring
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Central air; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Daylight full basement with 8+ ft poured concrete walls
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive. Per door: $122/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (3.3% below list).
• Recommended offer: $208k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Zoned schools: Oak Hill Elem. (math 12% / reading 12%, grade F, #1,016 of 1,115 statewide, top 92%, 238 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 255 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 41% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

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 $207,800 (3.3% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (median comp): $268,756
• List price: $215,000
• Delta: -20.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4250 Wyoming St	0.17mi	4/4.0	1,528 (-1%)	7mo	$249,000	$163	77
3912 Miami St	0.54mi	3/2.0 (-1)	1,722 (+12%)	20mo	$200,000	$116	34

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-20,076
• Equity at exit: $32,057

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-739
• Equity at exit: $18,589

Cash invested: $60,200 (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: 17.2×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$180 /mo · $2,160/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $245

Break-even live

Break-even rent $1,768

Max offer price $215,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,078
Total (2 units)			$2,078

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	4d	1	0.41mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	44d	1	0.69mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	7d	1	0.73mi
3628 Wyoming St Unit 2F St. Louis, MO	4.0	1.0	1700	$1,950	$1.15	44d	1	0.76mi
4228 Cleveland Ave Unit 1031486P St. Louis, MO	4.0	1.0	1496	$1,868	$1.25	2d	1	0.88mi
3925 Shenandoah Ave St. Louis, MO	3.0	1.0	1250	$1,500	$1.20	3d	1	0.98mi
3411 Cherokee St St. Louis, MO	4.0	2.0	1568	$1,850	$1.18	44d	1	1.03mi
2053 Alfred Ave St. Louis, MO	4.0	3.0	1768	$1,975	$1.12	44d	1	1.03mi
4609 Cleveland Ave St. Louis, MO	3.0	2.5	1400	$2,200	$1.57	22d	1	1.08mi
3802 Flad Ave St. Louis, MO	3.0	1.0	1350	$1,499	$1.11	7d	1	1.17mi
4005 S Grand Blvd Saint Louis, MO	4.0	1.0	1323	$1,150	$0.87	16d	1	1.22mi
5046 Winona Ave Unit B St. Louis, MO	3.0	1.0	1057	$1,650	$1.56	20d	1	1.25mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	20d	1	1.28mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	2d	1	1.29mi
4000 De Tonty St Unit 3W St. Louis, MO	3.0	1.0	1200	$1,630	$1.36	2d	1	1.34mi
3911 Shaw Blvd Saint Louis, MO	3.0	1.5	1432	$1,885	$1.32	4d	1	1.35mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	17d	1	1.38mi
3850 De Tonty St Unit 3850A St. Louis, MO	3.0	1.0	1200	$1,695	$1.41	2d	1	1.41mi
3850 De Tonty St Unit 3852 St. Louis, MO	3.0	1.0	1200	$1,650	$1.38	22d	1	1.41mi
3850 De Tonty St Apt A St. Louis, MO	3.0	1.0	1200	$1,725	$1.44	22d	1	1.41mi
3850 De Tonty St Unit 3852A St. Louis, MO	3.0	1.0	1200	$1,695	$1.41	14d	1	1.41mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	23d	1	1.42mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	14d	1	1.43mi
3640 Shaw Blvd Unit 2W St. Louis, MO	3.0	1.0	1200	$1,299	$1.08	12d	1	1.43mi
3628 Shaw Blvd Unit 1F St. Louis, MO	3.0	2.0	1350	$1,995	$1.48	7d	1	1.44mi
5006 Christy Blvd Unit 1st Fl St. Louis, MO	3.0	1.0	1100	$1,450	$1.32	44d	1	1.46mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	4d	1	1.47mi

Listing history 12 events

1. 2026-06-16
   statusdays on market $215,000 Pending 39 DOM
2. 2026-06-15
   days on market $215,000 Active 38 DOM
3. 2026-06-13
   days on market $215,000 Active 36 DOM
4. 2026-06-09
   days on market $215,000 Active 32 DOM
5. 2026-06-08
   days on market $215,000 Active 31 DOM
6. 2026-06-07
   days on market $215,000 Active 30 DOM
7. 2026-06-05
   days on market $215,000 Active 27 DOM
8. 2026-06-03
   days on market $215,000 Active 26 DOM
9. 2026-06-02
   days on market $215,000 Active 25 DOM
10. 2026-06-01
    days on market $215,000 Active 24 DOM
11. 2026-05-31
    days on market $215,000 Active 23 DOM
12. 2026-05-08
    listed $215,000 Active 127-char remark

ⓘ 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: $2,160 · $180/mo
• Projected year-2 tax: $2,160 · $180/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: $24,936
• − Mortgage interest: −$12,043
• − Property taxes: −$2,160
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$6,255
• Taxable loss: −$586
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $3,076/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

2 events — show timeline

• 2026-06-16 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $215,000 MARIS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2023): $2,160 · +9.5% YoY. Source: county tax records.