4305 Margaretta Ave · St. Louis, MO 63115

$45,000

4 bd · 2.0 ba · 2,162 sqft · MultiFamily public records · 1 Days on market

Built 1909 4,090 sqft lot ↓ 10% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor Opportunity! Solid brick duplex in North St. Louis City offering excellent value-add potential for investors, landlords, or rehabbers. This multi-unit property features two spacious 2-bedroom, 1-bath units with separate entrances, tall ceilings, and classic historic charm. Included in the sale is the adjacent vacant lot, providing additional space for parking, outdoor amenities, future development opportunities, or added tenant appeal. The property has seen some updates over the years, including select flooring, paint, and bathroom improvements, but still requires rehabilitation to reach its full income-producing potential. The sturdy brick exterior, stone foundation, and generous

Key facts

• Extra lot
• Strong foundation
• Brick duplex

Tags

• BRICK DUPLEX
• HISTORIC CHARM
• STRONG FOUNDATION
• EXTRA LOT

Property features AI

Exterior

• Home design: Residential income building (2–4 units); Total of 2 units (apartments)
• Construction: Brick exterior
• Exterior features: Property sits on approximately 0.0939 acres; Brick construction

Interior

• Bedrooms: Each unit has 2 bedrooms
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: No cooling listed
• Interior features: Two-unit layout (residential income property)

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$110,262) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $628/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Cap rate 39.8% 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 D — 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: Ashland Elem. And Br. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 226 students, 99% FRL); Beaumont Cte High School (math 5% / reading 5%, grade F, #517 of 521 statewide, top 100%, 236 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: 97 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $1,956/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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1909 — 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 $45,000

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 1909 — 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. 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?
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: 4.35% ✓
• Cap rate: 39.80%
• Cash-on-cash: 119.66%
• DSCR: 6.32
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $110,262
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4237 Holly Ave	0.32mi	4/2.0	2,332 (+8%)	7mo	$156,900	$67	66
3068 Marcus Ave	0.69mi	4/2.0	2,028 (-6%)	4mo	$28,000	$14	54
3917 Cora Ave	0.40mi	4/2.0	1,926 (-11%)	24mo	$89,900	$47	44
4511 Red Bud Ave	0.59mi	5/3.0 (+1)	2,388 (+10%)	12mo	$220,000	$92	36
4123 Labadie Ave	0.69mi	4/2.0	2,460 (+14%)	11mo	$125,000	$51	35

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: —
• Equity multiple: 6.77×
• Total profit: $72,747
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 14.21×
• Total profit: $166,453
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$236
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $1,256

Break-even live

Break-even rent $366

Max offer price $45,000

Occupancy floor 31%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,956
Total (2 units)			$1,956

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	4d	1	0.76mi
4202 Gano Ave Saint Louis, MO	3.0	1.0	1650	$1,168	$0.71	24d	1	0.98mi
2046 Obear Ave Unit A St. Louis, MO	3.0	1.5	1456	$1,070	$0.73	44d	1	1.22mi
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	44d	1	1.41mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $45,000 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: $409 · $34/mo
• Projected year-2 tax: $436 · $36/mo
• Expected delta: +$28/yr (+$2/mo · 6.8%)

ⓘ 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: $23,472
• − Mortgage interest: −$2,521
• − Property taxes: −$409
• − Insurance: −$225
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$1,309
• Taxable income: $15,253
• Est. tax owed @ 24.0%: −$3,661
• After-tax cash flow: $11,417/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

-10.0% since first listed

5 events — show timeline

• 2026-06-18 Listed $45,000 MARIS as Distributed by MLS Grid
• 2005-01-05 Sold (Public Records) $45,000 Public Records
• 2000-02-10 Sold (Public Records) $50,000 Public Records
• 1991-02-19 Sold (Public Records) — Public Records
• 1989-05-12 Sold (Public Records) — Public Records

Property tax history

+30.8%/yr

Latest (2024): $409 · +1360.2% YoY. Source: county tax records.