926 Eastgate Ave · University City, MO 63130

$340,000

6 bd · 3.0 ba · 1,875 sqft · MultiFamily public records · 2 Days on market

Built 1960 5,837 sqft lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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: 3 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

Brick triplex is situated near Washington University, and the popular Delmar Loop. Includes three 2-bedroom units. Full basement, roof 7 years old, good location. All units are occupied. All units are $850/m

Key facts

• Full basement
• Good location
• 5,837 sq ft lot

Tags

• FULL BASEMENT
• GOOD LOCATION

Property features AI

Finance

• Financial info: Residential income property (2–4 units)

Exterior

• Utilities: Public water; Electric service by Ameren
• Home design: Multi-family triplex; One level
• Construction: Brick exterior
• Exterior features: Brick construction; Lot size about 0.13 acre

Interior

• Bedrooms: Three 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive. Per door: $303/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Cap rate 9.7% 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: Jackson Park Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 268 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.
• Market conditions: Rents rising (+3.6%/yr); 162 active listings in the ZIP; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $4,121/mo this rent would consume 58% 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 $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $95k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $180k; list at $340k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe 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 $340,000

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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.21% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 6.9

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: 1.4%
• Equity multiple: 1.06×
• Total profit: $5,314
• Equity at exit: $50,695

10-year hold

• IRR: 11.7%
• Equity multiple: 1.94×
• Total profit: $89,878
• Equity at exit: $29,397

Cash invested: $95,200 (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 63130

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

Monthly cashflow live

• Estimated rent: $4,121 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$368 /mo · $4,414/yr
• Insurance: −$142
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$865
• Net cashflow: $908

Break-even live

Break-even rent $2,972

Max offer price $340,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,122
Total (3 units)			$4,121

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $340,000 Active 2 DOM
2. 2026-06-18
   remarks 207-char remark
3. 2026-06-17
   remarks 162-char remark
4. 2026-06-17
   listed $340,000 Active 1 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: $4,414 · $368/mo
• Projected year-2 tax: $4,414 · $368/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 8/10 Severe FEMA zone X (unshaded) · 78% 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: $49,452
• − Mortgage interest: −$19,045
• − Property taxes: −$4,414
• − Insurance: −$2,366
• − Repairs & maintenance: −$3,956
• − Management: −$3,956
• − Depreciation: −$9,891
• Taxable income: $5,823
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $9,493/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

+396.4% since first listed

8 events — show timeline

• 2026-06-16 Listed $340,000 MARIS as Distributed by MLS Grid
• 2005-03-16 Sold (Public Records) $180,000 Public Records
• 2005-02-04 Sold (Public Records) $110,000 Public Records
• 1999-03-26 Sold (Public Records) $79,900 Public Records
• 1998-08-18 Sold (Public Records) $61,000 Public Records
• 1998-08-18 Sold (Public Records) — Public Records
• 1985-11-01 Sold (Public Records) — Public Records
• 1985-11-01 Sold (Public Records) $68,500 Public Records

Property tax history

+6.5%/yr

Latest (2022): $4,414 · +1.4% YoY. Source: county tax records.