4718 S Compton Ave · St. Louis, MO 63111

$124,900

4 bd · 2.0 ba · 1,824 sqft · MultiFamily public records · 253 Days on market

Built 1923 3,049 sqft lot $68/sqft · 23% below area Est $163k · 23% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +3.3/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

NEW PRICE...won't last! Investor's delight... Fully rented with long term tenants. This is a solid building with recently painted walls and updates! New roof this year, new water line T-head to basement. Tuck pointing good shape. Detached garage currently used for storage could be converted to parking. (Agent related to seller)

Key facts

• Solid building
• City location
• Detached garage

Tags

• SOLID BUILDING
• RECENTLY PAINTED WALLS
• DETACHED GARAGE
• CITY LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $1,805/mo this rent would consume 46% of the median local household income ($47k/yr) (locally 1364% 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 $864 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 + 3.3% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $125k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.45% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.09%
• DSCR: 1.94
• GRM: 5.8

CMA / ARV

• ARV (median comp): $163,077
• List price: $124,900
• Delta: -23.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4824-4826 Pennsylvania Ave	0.23mi	4/2.0	1,610 (-12%)	0mo	$224,900	$140	69
507 Eiler St	0.38mi	4/2.0	2,016 (+10%)	4mo	$129,900	$64	61
4637 Virginia Ave	0.17mi	4/2.0	1,980 (+9%)	23mo	$159,900	$81	59
4637 Oregon Ave	0.30mi	4/2.0	2,048 (+12%)	14mo	$100,000	$49	54
4840 Pennsylvania Ave	0.24mi	4/2.0	1,610 (-12%)	23mo	$165,900	$103	50
3105 Chariton St	0.56mi	4/2.0	1,560 (-14%)	24mo	$150,000	$96	30
301 Dover St	0.67mi	3/2.0 (-1)	2,028 (+11%)	22mo	$119,900	$59	26

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.55×
• Total profit: $19,401
• Equity at exit: $18,623

10-year hold

• IRR: 22.8%
• Equity multiple: 2.98×
• Total profit: $69,319
• Equity at exit: $10,799

Cash invested: $34,972 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$655
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $615

Break-even live

Break-even rent $1,027

Max offer price $124,900

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,804
Total (2 units)			$1,805

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	4d	1	0.37mi
3635 Marceline Ter Unit 2ND St. Louis, MO	3.0	1.0	1250	$1,275	$1.02	43d	1	0.55mi
4312 Oregon Ave Saint Louis, MO	4.0	2.0	2032	$2,000	$0.98	1d	1	0.61mi
4217 S Grand Blvd Unit 1 St. Louis, MO	3.0	1.0	1250	$1,400	$1.12	4d	1	0.67mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	43d	1	0.70mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	43d	1	0.71mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	17d	1	0.76mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	20d	1	0.84mi
4005 S Grand Blvd Saint Louis, MO	4.0	1.0	1323	$1,150	$0.87	16d	1	0.95mi
3146 Keokuk St Saint Louis, MO	3.0	1.0	1528	$1,500	$0.98	23d	1	1.02mi
3131 Keokuk St #3131 Saint Louis, MO	3.0	2.0	1500	$1,475	$0.98	14d	1	1.05mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	17d	1	1.28mi
6730 Vermont Ave Saint Louis, MO	3.0	2.0	1534	$1,600	$1.04	14d	1	1.28mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	1d	1	1.45mi

Listing history 32 events

1. 2026-06-18
   days on market $124,900 Active 253 DOM
2. 2026-06-17
   days on market $124,900 Active 252 DOM
3. 2026-06-16
   days on market $124,900 Active 251 DOM
4. 2026-06-15
   days on market $124,900 Active 250 DOM
5. 2026-06-13
   days on market $124,900 Active 248 DOM
6. 2026-06-09
   days on market $124,900 Active 244 DOM
7. 2026-06-08
   days on market $124,900 Active 243 DOM
8. 2026-06-08
   days on market $124,900 Active 242 DOM
9. 2026-06-05
   days on market $124,900 Active 239 DOM
10. 2026-06-03
    days on market $124,900 Active 238 DOM
11. 2026-06-02
    days on market $124,900 Active 237 DOM
12. 2026-06-01
    days on market $124,900 Active 236 DOM
13. 2026-05-31
    days on market $124,900 Active 235 DOM
14. 2026-02-22
    price $124,900 336-char remark

    Show marketing remark (336 chars)

    NEW PRICE...won't last! Investor's delight... Fully rented with long term tenants. This is a solid building with recently painted walls and updates! New roof this year, new water line T-head to basement. Tuck pointing good shape. Detached garage currently used for storage could be converted to parking. (Agent related to seller)

15. 2026-01-07
    status Active 336-char remark

    Show marketing remark (336 chars)

    NEW PRICE...won't last! Investor's delight... Fully rented with long term tenants. This is a solid building with recently painted walls and updates! New roof this year, new water line T-head to basement. Tuck pointing good shape. Detached garage currently used for storage could be converted to parking. (Agent related to seller)

16. 2025-10-20
    price $144,900 336-char remark

    Show marketing remark (336 chars)

    NEW PRICE...won't last! Investor's delight... Fully rented with long term tenants. This is a solid building with recently painted walls and updates! New roof this year, new water line T-head to basement. Tuck pointing good shape. Detached garage currently used for storage could be converted to parking. (Agent related to seller)

17. 2025-10-01
    listed $155,000 Active 336-char remark

    Show marketing remark (336 chars)

    NEW PRICE...won't last! Investor's delight... Fully rented with long term tenants. This is a solid building with recently painted walls and updates! New roof this year, new water line T-head to basement. Tuck pointing good shape. Detached garage currently used for storage could be converted to parking. (Agent related to seller)

18. 2024-05-01
    historical
19. 2023-11-14
    listed $139,900 Active
20. 2022-08-09
    price $139,900
21. 2019-09-09
    soldstatus $70,000
22. 2019-09-03
    status Pending
23. 2019-09-03
    soldstatus Closed
24. 2019-08-07
    historical Active Under Contract
25. 2019-07-25
    listed $79,900 Active
26. 2019-06-13
    price $84,900
27. 2015-10-20
    soldstatus $22,000
28. 2015-10-14
    soldstatus Closed
29. 2015-10-01
    historical
30. 2015-09-24
    listed $22,000 Active
31. 2000-04-06
    soldstatus $49,900
32. 1994-10-05
    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: $1,250 · $104/mo
• Projected year-2 tax: $1,250 · $104/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $21,660
• − Mortgage interest: −$6,996
• − Property taxes: −$1,250
• − Insurance: −$624
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$3,633
• Taxable income: $5,690
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $6,011/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+150.3% since first listed

19 events — show timeline

• 2026-02-22 Price Changed $124,900 MARIS as Distributed by MLS Grid
• 2026-01-07 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-20 Price Changed $144,900 MARIS as Distributed by MLS Grid
• 2025-10-01 Listed $155,000 MARIS as Distributed by MLS Grid
• 2024-05-01 Delisted — MARIS as Distributed by MLS Grid
• 2023-11-14 Listed $139,900 MARIS as Distributed by MLS Grid
• 2022-08-09 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2019-09-09 Sold (Public Records) $70,000 Public Records
• 2019-09-03 Pending — MARIS as Distributed by MLS Grid
• 2019-09-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-08-07 Contingent — MARIS as Distributed by MLS Grid
• 2019-07-25 Listed $79,900 MARIS as Distributed by MLS Grid
• 2019-06-13 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2015-10-20 Sold (Public Records) $22,000 Public Records
• 2015-10-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-10-01 Delisted — MARIS as Distributed by MLS Grid
• 2015-09-24 Listed $22,000 MARIS as Distributed by MLS Grid
• 2000-04-06 Sold (Public Records) $49,900 Public Records
• 1994-10-05 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2024): $1,250 · +5.0% YoY. Source: county tax records.