3858 Greer Ave · St. Louis, MO 63107

$160,000

None bd · 2.0 ba · 3,156 sqft · MultiFamily public records · 7 Days on market

Built 1907 4,795 sqft lot

---

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 +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• 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 just 1 mile from the new National Geospatial campus, one of the largest redevelopment projects in the region and a major driver of future rental demand. This solid all-brick 2-story duplex with a full basement offers strong income potential with many key updates already completed, including new windows throughout, updated plumbing and electrical, and zoned HVAC systems. Both units feature updated kitchens, modern flooring, stylish lighting, and refreshed interiors, making them attractive for today’s tenants. The main-level unit is currently leased at $1,200/month, providing immediate cash flow, while the second unit offers additional income potential. This propert

Key facts

• Updated electrical
• Zoned hvac systems
• Full basement

Tags

• FULL BASEMENT
• NEW WINDOWS
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• ZONED HVAC SYSTEMS
• UPDATED KITCHENS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive. Per door: $313/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 11.0% 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: Ashland Elem. And Br. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 226 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 (-1.8% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.
• Current owner paid $2k; list at $160k implies a 6300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $160,000

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 1907 — 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: 1.37% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.75%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $91,524
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3858 Greer Ave	0.00mi	—/—	3,156 (0%)	0mo	$160,000	$51	100
3840 Saint Louis Ave	0.15mi	5/3.0	2,880 (-9%)	11mo	$55,000	$19	65
3939 Greer Ave	0.11mi	—/—	2,756 (-13%)	10mo	$89,900	$33	65
3203 Dodier St	0.45mi	12/3.0	3,112 (-1%)	14mo	$125,000	$40	61
3843 Saint Ferdinand Ave	0.41mi	6/2.0	2,788 (-12%)	1mo	$325,000	$117	61
3800 Greer Ave #2	0.11mi	5/2.0	2,726 (-14%)	14mo	$79,900	$29	61
4258 East St Louis Ave	0.58mi	4/2.0	2,850 (-10%)	1mo	$55,000	$19	56
4027 Palm St	0.35mi	12/6.0	2,914 (-8%)	4mo	$72,900	$25	51
4254 E Saint Louis Ave	0.57mi	8/3.0	2,850 (-10%)	4mo	$35,000	$12	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.50×
• Total profit: $22,449
• Equity at exit: $32,926

10-year hold

• IRR: 18.7%
• Equity multiple: 2.76×
• Total profit: $78,655
• Equity at exit: $29,925

Cash invested: $44,800 (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 63107

• Home prices YoY: -1.9%
• Active inventory: 58
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $625

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 66%

Sensitivity live

Price	-10% $736	-5% $680	+0% $625	+5% $570	+10% $515
Rent	-10% $452	-5% $539	+0% $625	+5% $712	+10% $798
Rate	-1.0pp $706	-0.5pp $666	base $625	+0.5pp $584	+1.0pp $542

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,190
Total (2 units)			$2,191

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3127 Clay Ave Unit B St. Louis, MO	1.0	1.0	3536	$950	$0.27	44d	1	0.28mi
1523 Angelrodt St Saint Louis, MO	2.0	1.0	3049	$1,000	$0.33	18d	1	1.38mi

Listing history 7 events

1. 2026-04-06
   status Pending
2. 2026-03-30
   listed $160,000 Active
3. 2025-10-31
   status Active
4. 2025-10-27
   historical Active Under Contract
5. 2025-10-15
   listed $174,900 Active
6. 2025-10-15
   historical
7. 2017-09-01
   soldstatus $2,500

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% 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: $26,292
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$4,655
• Taxable income: $5,268
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $6,238/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
• City population: 283,259
• Population (ZIP): 9,082

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 (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -1.75%
• Current HPI: 92.7423
• Rent YoY: —
• Metro: —
• 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

+6300.0% since first listed

7 events — show timeline

• 2026-04-06 Pending — MARIS as Distributed by MLS Grid
• 2026-03-30 Listed $160,000 MARIS as Distributed by MLS Grid
• 2025-10-31 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-27 Contingent — MARIS as Distributed by MLS Grid
• 2025-10-15 Listed $174,900 MARIS as Distributed by MLS Grid
• 2025-10-15 Coming Soon — MARIS as Distributed by MLS Grid
• 2017-09-01 Sold (Public Records) $2,500 Public Records

Property tax history

+1.2%/yr

Latest (2024): $195 · +4.4% YoY. Source: county tax records.