4042 Nebraska Ave · St. Louis, MO 63118

$450,000

16 bd · 4.0 ba · 7,919 sqft · MultiFamily public records · 23 Days on market

Built 1890 6,198 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• 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: 4 units. confirmed

Listing remarks MLS

Corp owned property. Sold AS IS. Seller to do no work nor provide any inspections. Minimum of $1000 earnest money to be in the form of cashiers check or money order upon acceptance. Must be payable to seller's title company. Special sales contract will expedite response. Seller reserves the right to accept offer of their choice regardless of the order in which they are received , counter offered, or presented if a multiple offer scenario arises . Please allow 24-48 hours in response time.

Key facts

• 6,198 sq ft lot
• Built 1890
• Listed 23 days

Property features AI

Finance

• Other: Living area recorded in public records; Expected active date: 2026-06-09

Exterior

• Utilities: Public water
• Home design: Residential income property (2–4 units)
• Construction: Brick construction; Updated/remodeled condition
• Exterior features: Lot approximately 0.1423 acres; Neighborhood: Dutchtown; Cross street: Gasconade

Interior

• Bedrooms: Two 4+-bedroom units (total 2 units); Two 2-bedroom units (total 2 units)
• Bathrooms: Two 2-bath units (for the 4+ bedroom units); Two 1-bath units (for the 2-bedroom units)
• Heating & cooling: No cooling
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 2×6bd/2ba + 2×2bd/1ba units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $481/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $450k).
• Recommended offer: $443k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• Zoned schools: Meramec Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 202 students, 98% 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 (+4.9%/yr); 242 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $6,374/mo this rent would consume 132% of the median local household income ($58k/yr) (locally 1495% 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $126k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $450k implies a 757% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $443,250 (1.5% below list)

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 1890 — 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. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.34%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.49×
• Total profit: $62,169
• Equity at exit: $67,096

10-year hold

• IRR: 22.5%
• Equity multiple: 3.10×
• Total profit: $265,120
• Equity at exit: $38,908

Cash invested: $126,000 (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 63118

• Rents YoY: 4.9%
• Active inventory: 242
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $6,374 medium
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,339
• Net cashflow: $1,926

Break-even live

Break-even rent $3,937

Max offer price $450,000

Occupancy floor 65%

Sensitivity live

Price	-10% $2,237	-5% $2,081	+0% $1,926	+5% $1,770	+10% $1,615
Rent	-10% $1,422	-5% $1,674	+0% $1,926	+5% $2,177	+10% $2,429
Rate	-1.0pp $2,152	-0.5pp $2,040	base $1,926	+0.5pp $1,809	+1.0pp $1,690

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

Units	Beds	Baths	Est. rent
▸ 2× units	6	2	$3,574
▸ 2× units	2	1	$2,800
Total (4 units)			$6,374

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $450,000 Active 23 DOM
2. 2026-06-18
   days on market $450,000 Active 20 DOM
3. 2026-06-18
   price $450,000 Active 19 DOM
4. 2026-06-17
   days on market $475,000 Active 19 DOM
5. 2026-06-16
   days on market $475,000 Active 18 DOM
6. 2026-06-15
   days on market $475,000 Active 17 DOM
7. 2026-06-13
   days on market $475,000 Active 15 DOM
8. 2026-06-09
   days on market $475,000 Active 11 DOM
9. 2026-06-08
   days on market $475,000 Active 10 DOM
10. 2026-06-07
    days on market $475,000 Active 9 DOM
11. 2026-06-05
    days on market $475,000 Active 6 DOM
12. 2026-06-03
    days on market $475,000 Active 5 DOM
13. 2026-06-02
    days on market $475,000 Active 4 DOM
14. 2026-06-01
    days on market $475,000 Active 3 DOM
15. 2026-05-31
    days on market $475,000 Active 2 DOM
16. 2026-05-20
    historical $475,000
17. 2018-01-12
    soldstatus $52,500
18. 2012-09-14
    soldstatus 493-char remark

    Show marketing remark (493 chars)

    Corp owned property. Sold AS IS. Seller to do no work nor provide any inspections. Minimum of $1000 earnest money to be in the form of cashiers check or money order upon acceptance. Must be payable to seller's title company. Special sales contract will expedite response. Seller reserves the right to accept offer of their choice regardless of the order in which they are received , counter offered, or presented if a multiple offer scenario arises . Please allow 24-48 hours in response time.

19. 2012-05-15
    listed $49,900 493-char remark

    Show marketing remark (493 chars)

    Corp owned property. Sold AS IS. Seller to do no work nor provide any inspections. Minimum of $1000 earnest money to be in the form of cashiers check or money order upon acceptance. Must be payable to seller's title company. Special sales contract will expedite response. Seller reserves the right to accept offer of their choice regardless of the order in which they are received , counter offered, or presented if a multiple offer scenario arises . Please allow 24-48 hours in response time.

20. 2006-01-11
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $76,488
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$6,119
• − Management: −$6,119
• − Depreciation: −$13,091
• Taxable income: $16,952
• Est. tax owed @ 24.0%: −$4,068
• After-tax cash flow: $19,039/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+851.9% since first listed

5 events — show timeline

• 2026-05-20 Coming Soon $475,000 MARIS as Distributed by MLS Grid
• 2018-01-12 Sold (Public Records) $52,500 Public Records
• 2012-09-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-05-15 Listed $49,900 MARIS as Distributed by MLS Grid
• 2006-01-11 Sold (Public Records) — Public Records

Property tax history

-5.8%/yr

Latest (2024): $622 · +4.9% YoY. Source: county tax records.