4622 Cleveland Ave · St. Louis, MO 63110

$479,000

12 bd · 4.0 ba · 2,720 sqft · MultiFamily public records · 3 Days on market

Built 1925 9,957 sqft lot

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Why this score? — see what drove the F 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 +10.9/30.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• 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: 3 units. confirmed

Listing remarks

Available for the first time since the 1990s, this one-of-a-kind former 4-family building—now configured as a triplex—offers a rare opportunity for both investors and owner-occupants. Live in the spacious vacant 2-bedroom townhouse-style unit while generating $1,650 per month in rental income from the two occupied 1-bedroom units, currently leased at $800 and $850 per month (both below market rates). The property's standout feature is its incredible outdoor space. The townhouse unit enjoys direct access to a large elevated deck overlooking an exceptionally deep, beautifully landscaped, fully fenced yard—an uncommon find in the city. The deck also serves as a covered carpor

Key facts

• Covered carport
• Elevated deck
• Landscaped yard

Tags

• OUTDOOR SPACE
• ELEVATED DECK
• LANDSCAPED YARD
• COVERED CARPORT
• OFF-STREET PARKING
• SECURE ACCESS

Property features AI

Finance

• Other: Above-grade finished area reported as 2,720 (source: public records)
• Financial info: No lease/sublease indicated; Seller may consider concessions

Exterior

• Parking: Three total parking spaces; Carport providing three covered spaces; Additional parking available with alley access and an electric gate
• Security: Gated yard and electric gate for parking access
• Utilities: Public water; Sewer connected; Electric service via Ameren; Natural gas connected; Cable available
• Home design: Residential income property (2–4 units); Townhouse / Triplex; Single building containing three units
• Construction: Brick and stone construction; Stone foundation
• Exterior features: Deck; Back yard with privacy wood fencing, gated yard; Corner lot with few trees and generally level terrain

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Total building units include one 2-bedroom unit and two 1-bedroom units (3 units total)
• Flooring: Hardwood
• Bathrooms: Each unit has a bathroom (three bathrooms total: one in each unit)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood floors; Unfinished full basement with exterior entry, storage space, and common-area access
• Laundry & utility: Laundry located in basement and in common area

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 2×1bd/1.0ba units multifamily listed at $479k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative. Per door: $-70/mo.
• To cash-flow at today's rent, offer at most $442k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $366k (23.7% below list).
• Recommended offer: $366k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Mann Elem. (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 240 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.2%/yr); 101 active listings in the ZIP; solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,655/mo this rent would consume 54% of the median local household income ($82k/yr) (locally 921% 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 $3k of loan paydown is wiped out by about $14k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $365,500 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.24% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.41×
• Total profit: $-78,753
• Equity at exit: $71,420

10-year hold

• IRR: -3.2%
• Equity multiple: 0.76×
• Total profit: $-32,129
• Equity at exit: $41,415

Cash invested: $134,120 (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 63110

• Rents YoY: 6.2%
• Active inventory: 101
• Price-to-rent: 32.1×

Monthly cashflow live

• Estimated rent: $3,655 high
• Mortgage (P&I): −$2,512
• Tax from tax record: −$386 /mo · $4,628/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $-210

Break-even live

Break-even rent $3,921

Max offer price $441,944

Occupancy floor —

Sensitivity live

Price	-10% $61	-5% $-74	+0% $-210	+5% $-345	+10% $-481
Rent	-10% $-499	-5% $-354	+0% $-210	+5% $-65	+10% $79
Rate	-1.0pp $31	-0.5pp $-88	base $-210	+0.5pp $-334	+1.0pp $-460

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,242
▸ 2× units	1	1	$2,414
Total (3 units)			$3,655

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $479,000 Active 3 DOM
2. 2026-06-19
   remarks 681-char remark
3. 2026-06-19
   listed $479,000 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: $4,628 · $386/mo
• Projected year-2 tax: $4,646 · $387/mo
• Expected delta: +$18/yr (+$1/mo · 0.4%)

ⓘ 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: $43,860
• − Mortgage interest: −$26,831
• − Property taxes: −$4,628
• − Insurance: −$2,395
• − Repairs & maintenance: −$3,509
• − Management: −$3,509
• − Depreciation: −$13,935
• Taxable loss: −$10,947
• Est. tax savings @ 24.0%: +$2,627
• After-tax cash flow: $110/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): 17,645
• Household income: $81,655
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 921.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 9% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 1%

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: ▼ -206.93%
• Current HPI: 342.2466
• Rent YoY: ▲ 6.24%
• 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

1 event — show timeline

• 2026-06-18 Listed $479,000 MARIS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2024): $4,628 · +12.0% YoY. Source: county tax records.