4537 Clarence Ave · St. Louis, MO 63115

$130,000

None bd · 2.0 ba · 3,190 sqft · MultiFamily public records · 158 Days on market

Built 1908 4,996 sqft lot $41/sqft · 107% above area

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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
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Attention Investors!! Come take a look at this newly rehabbed 2 unit, 2bdr/1bth Duplex. This property is vacant, offering instant income and ready for your tenants to move in. The property is being sold As-Is, seller to make NO repairs or offer any warranty. Schedule your showing today, this opportunity will not last long.

Key facts

• 4,996 sq ft lot
• 2 garage spots
• Built 1908

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive. Per door: $396/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: 97 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $1,974/mo this rent would consume 77% of the median local household income ($31k/yr) (locally 1655% 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 $899 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% 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 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.52% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.08%
• DSCR: 2.16
• GRM: 5.5

CMA / ARV

• ARV (median comp): $62,943
• List price: $130,000
• Delta: 106.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4464 Holly Ave	0.14mi	—/—	2,874 (-10%)	4mo	$24,900	$9	74
4582 Clarence Ave	0.09mi	4/2.0	2,752 (-14%)	4mo	$50,000	$18	70
4535 Carrie Ave	0.20mi	—/—	2,788 (-13%)	10mo	$35,000	$13	61
4503 Clarence Ave	0.07mi	—/—	2,750 (-14%)	17mo	$40,900	$15	60
4417 Floriss Pl	0.12mi	6/4.0	3,536 (+11%)	14mo	$148,888	$42	57
4278 Lee Ave #4	0.49mi	4/4.0	3,332 (+4%)	14mo	$65,000	$20	50
2147 Linton	0.71mi	4/4.0	3,234 (+1%)	15mo	$239,000	$74	44
4460 Bircher Blvd	0.40mi	4/4.0	3,638 (+14%)	15mo	$150,000	$41	37
4126 W Lee Ave	0.54mi	4/4.0	3,536 (+11%)	16mo	$44,900	$13	35
4200 College Ave	0.75mi	16/16.0	3,412 (+7%)	0mo	$100,000	$29	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.80×
• Total profit: $29,266
• Equity at exit: $19,383

10-year hold

• IRR: 28.0%
• Equity multiple: 3.48×
• Total profit: $90,156
• Equity at exit: $11,240

Cash invested: $36,400 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$682
• Tax from tax record: −$33 /mo · $390/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $791

Break-even live

Break-even rent $973

Max offer price $130,000

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,974
Total (2 units)			$1,974

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4868 Farlin Ave Unit 2 St. Louis, MO	2.0	1.0	2690	$1,100	$0.41	43d	1	1.08mi
3127 Clay Ave Unit B St. Louis, MO	1.0	1.0	3536	$950	$0.27	43d	1	1.15mi

Listing history 28 events

1. 2026-06-18
   days on market $130,000 Active 158 DOM
2. 2026-06-17
   days on market $130,000 Active 157 DOM
3. 2026-06-16
   days on market $130,000 Active 156 DOM
4. 2026-06-15
   days on market $130,000 Active 155 DOM
5. 2026-06-13
   days on market $130,000 Active 153 DOM
6. 2026-06-09
   days on market $130,000 Active 149 DOM
7. 2026-06-08
   days on market $130,000 Active 148 DOM
8. 2026-06-08
   days on market $130,000 Active 147 DOM
9. 2026-06-05
   days on market $130,000 Active 144 DOM
10. 2026-06-03
    days on market $130,000 Active 143 DOM
11. 2026-06-02
    days on market $130,000 Active 142 DOM
12. 2026-06-01
    days on market $130,000 Active 141 DOM
13. 2026-05-31
    days on market $130,000 Active 140 DOM
14. 2026-01-11
    listed $130,000 Active 324-char remark

    Show marketing remark (324 chars)

    Attention Investors!! Come take a look at this newly rehabbed 2 unit, 2bdr/1bth Duplex. This property is vacant, offering instant income and ready for your tenants to move in. The property is being sold As-Is, seller to make NO repairs or offer any warranty. Schedule your showing today, this opportunity will not last long.

15. 2025-09-17
    price $110,000
16. 2025-08-14
    listed $125,000 Active
17. 2025-08-14
    historical
18. 2025-07-02
    listed $125,000 Active
19. 2025-03-26
    price $137,900
20. 2024-12-26
    listed $145,000 Active
21. 2022-08-26
    soldstatus $126,000
22. 2022-07-20
    soldstatus $71,000
23. 2022-07-15
    status Pending
24. 2022-07-15
    soldstatus Closed
25. 2022-06-17
    historical Active Under Contract
26. 2022-06-13
    listed $79,900 Active
27. 2022-06-08
    historical $79,900
28. 2009-10-23
    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: $390 · $33/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$871/yr (+$73/mo · 223.2%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,688
• − Mortgage interest: −$7,282
• − Property taxes: −$390
• − Insurance: −$650
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$3,782
• Taxable income: $7,794
• Est. tax owed @ 24.0%: −$1,871
• After-tax cash flow: $7,622/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• 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

+62.7% since first listed

15 events — show timeline

• 2026-01-11 Listed $130,000 MARIS as Distributed by MLS Grid
• 2025-09-17 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2025-08-14 Listed $125,000 MARIS as Distributed by MLS Grid
• 2025-08-14 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-07-02 Listed $125,000 MARIS as Distributed by MLS Grid
• 2025-03-26 Price Changed $137,900 MARIS as Distributed by MLS Grid
• 2024-12-26 Listed $145,000 MARIS as Distributed by MLS Grid
• 2022-08-26 Sold (Public Records) $126,000 Public Records
• 2022-07-20 Sold (Public Records) $71,000 Public Records
• 2022-07-15 Pending — MARIS as Distributed by MLS Grid
• 2022-07-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-06-17 Contingent — MARIS as Distributed by MLS Grid
• 2022-06-13 Listed $79,900 MARIS as Distributed by MLS Grid
• 2022-06-08 Coming Soon $79,900 MARIS as Distributed by MLS Grid
• 2009-10-23 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2023): $390 · -1.8% YoY. Source: county tax records.