5247 Bancroft Ave · St. Louis, MO 63109

$374,900

20 bd · 4.0 ba · 2,788 sqft · MultiFamily public records · 51 Days on market

Built 1925 4,730 sqft lot $134/sqft · 20% above area Est $359k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.5/15.0
• Rent growth +3.5/5.0
• 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

We will show the property Monday 6/27/22 and review any offers at 2pm on Thursday 6/30/22. Please give a response time of 7 pm on 6/30/22. -Will show before 6/27/2022 with accepted contract. (written on "special sales contract") Located in quiet, well-kept Southampton Neighborhood. -Secure building with off street parking for four cars. -Updated appliances include some refrigerators w/icemakers, self cleaning stoves, built in microwaves, dishwashers, garbage disposals. -Three of the units are 1 bd/1ba and one unit can be used as two bedrooms and brings higher rent of $925/mo. -Units are rented under market rent for the neighborhood. There are rent comparables that support higher rents. -The highest rent unit is on a lease expiring 01/2024, one unit is vacant, and remaining two are on month to month which can be raised at any time. -Also possible for an owner occupant to live in one unit and have the tenants pay the mortgage.

Key facts

• 4,730 sq ft lot
• 4 parking spots
• Built 1925

Property features AI

Finance

• Financial info: Gross income: $40,380; Net operating income: $29,521; Other expenses: $10,859; All four units currently leased

Exterior

• Parking: Off-street parking for 4 vehicles
• Utilities: Public water
• Home design: Residential income property (2–4 unit apartment building); Apartment building structure
• Construction: Brick and concrete construction; Concrete perimeter foundation
• Exterior features: Back yard fencing

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Four rental units: three 1-bedroom units and one 2-bedroom unit
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Each 1-bedroom unit has 1 bathroom; the 2-bedroom unit has 2 bathrooms; Basement includes an additional bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Range; Refrigerator; Washer/Dryer; Partially finished basement with a bathroom; Forced Air heating; Central Air conditioning
• Laundry & utility: Washer/Dryer in unit; Laundry available in basement

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/5.0-bath units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $676/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $375k).
• Recommended offer: $364k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: Buder Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 403 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 (+4.0%/yr); 151 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 + 4.0% rent growth), your $105k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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 $180k; list at $375k implies a 108% gain — meaningful room to come down on a strong offer.

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 $363,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.72% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.92%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (median comp): $358,634
• List price: $374,900
• Delta: 4.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.12×
• Total profit: $117,935
• Equity at exit: $55,899

10-year hold

• IRR: 34.9%
• Equity multiple: 4.35×
• Total profit: $351,349
• Equity at exit: $32,415

Cash invested: $104,972 (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 63109

• Rents YoY: 4.0%
• Active inventory: 151
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $6,456 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$273 /mo · $3,277/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,356
• Net cashflow: $2,705

Break-even live

Break-even rent $3,032

Max offer price $374,900

Occupancy floor 53%

Sensitivity live

Price	-10% $2,917	-5% $2,811	+0% $2,705	+5% $2,599	+10% $2,493
Rent	-10% $2,195	-5% $2,450	+0% $2,705	+5% $2,960	+10% $3,215
Rate	-1.0pp $2,894	-0.5pp $2,800	base $2,705	+0.5pp $2,608	+1.0pp $2,509

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	5	$6,456
Total (4 units)			$6,456

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $374,900 Active 51 DOM
2. 2026-06-18
   days on market $374,900 Active 48 DOM
3. 2026-06-17
   days on market $374,900 Active 47 DOM
4. 2026-06-16
   days on market $374,900 Active 46 DOM
5. 2026-06-15
   days on market $374,900 Active 45 DOM
6. 2026-06-13
   days on market $374,900 Active 43 DOM
7. 2026-06-09
   days on market $374,900 Active 39 DOM
8. 2026-06-08
   days on market $374,900 Active 38 DOM
9. 2026-06-07
   days on market $374,900 Active 37 DOM
10. 2026-06-05
    days on market $374,900 Active 34 DOM
11. 2026-06-03
    days on market $374,900 Active 33 DOM
12. 2026-06-02
    days on market $374,900 Active 32 DOM
13. 2026-06-01
    days on market $374,900 Active 31 DOM
14. 2026-05-31
    days on market $374,900 Active 30 DOM
15. 2026-05-02
    listed $374,900 Active 1717-char remark
16. 2026-04-30
    historical $374,900 1717-char remark
17. 2022-08-24
    status Pending 972-char remark

    Show marketing remark (972 chars)

    We will show the property Monday 6/27/22 and review any offers at 2pm on Thursday 6/30/22. Please give a response time of 7 pm on 6/30/22. -Will show before 6/27/2022 with accepted contract. (written on "special sales contract") Located in quiet, well-kept Southampton Neighborhood. -Secure building with off street parking for four cars. -Updated appliances include some refrigerators w/icemakers, self cleaning stoves, built in microwaves, dishwashers, garbage disposals. -Three of the units are 1 bd/1ba and one unit can be used as two bedrooms and brings higher rent of $925/mo. -Units are rented under market rent for the neighborhood. There are rent comparables that support higher rents. -The highest rent unit is on a lease expiring 01/2024, one unit is vacant, and remaining two are on month to month which can be raised at any time. -Also possible for an owner occupant to live in one unit and have the tenants pay the mortgage.

18. 2022-07-28
    soldstatus Closed 972-char remark

    Show marketing remark (972 chars)

    We will show the property Monday 6/27/22 and review any offers at 2pm on Thursday 6/30/22. Please give a response time of 7 pm on 6/30/22. -Will show before 6/27/2022 with accepted contract. (written on "special sales contract") Located in quiet, well-kept Southampton Neighborhood. -Secure building with off street parking for four cars. -Updated appliances include some refrigerators w/icemakers, self cleaning stoves, built in microwaves, dishwashers, garbage disposals. -Three of the units are 1 bd/1ba and one unit can be used as two bedrooms and brings higher rent of $925/mo. -Units are rented under market rent for the neighborhood. There are rent comparables that support higher rents. -The highest rent unit is on a lease expiring 01/2024, one unit is vacant, and remaining two are on month to month which can be raised at any time. -Also possible for an owner occupant to live in one unit and have the tenants pay the mortgage.

19. 2022-07-02
    historical Active Under Contract 972-char remark

    Show marketing remark (972 chars)

    We will show the property Monday 6/27/22 and review any offers at 2pm on Thursday 6/30/22. Please give a response time of 7 pm on 6/30/22. -Will show before 6/27/2022 with accepted contract. (written on "special sales contract") Located in quiet, well-kept Southampton Neighborhood. -Secure building with off street parking for four cars. -Updated appliances include some refrigerators w/icemakers, self cleaning stoves, built in microwaves, dishwashers, garbage disposals. -Three of the units are 1 bd/1ba and one unit can be used as two bedrooms and brings higher rent of $925/mo. -Units are rented under market rent for the neighborhood. There are rent comparables that support higher rents. -The highest rent unit is on a lease expiring 01/2024, one unit is vacant, and remaining two are on month to month which can be raised at any time. -Also possible for an owner occupant to live in one unit and have the tenants pay the mortgage.

20. 2022-06-24
    price $361,000 972-char remark

    Show marketing remark (972 chars)

    We will show the property Monday 6/27/22 and review any offers at 2pm on Thursday 6/30/22. Please give a response time of 7 pm on 6/30/22. -Will show before 6/27/2022 with accepted contract. (written on "special sales contract") Located in quiet, well-kept Southampton Neighborhood. -Secure building with off street parking for four cars. -Updated appliances include some refrigerators w/icemakers, self cleaning stoves, built in microwaves, dishwashers, garbage disposals. -Three of the units are 1 bd/1ba and one unit can be used as two bedrooms and brings higher rent of $925/mo. -Units are rented under market rent for the neighborhood. There are rent comparables that support higher rents. -The highest rent unit is on a lease expiring 01/2024, one unit is vacant, and remaining two are on month to month which can be raised at any time. -Also possible for an owner occupant to live in one unit and have the tenants pay the mortgage.

21. 2022-06-24
    listed $345,000 Active 972-char remark

    Show marketing remark (972 chars)

    We will show the property Monday 6/27/22 and review any offers at 2pm on Thursday 6/30/22. Please give a response time of 7 pm on 6/30/22. -Will show before 6/27/2022 with accepted contract. (written on "special sales contract") Located in quiet, well-kept Southampton Neighborhood. -Secure building with off street parking for four cars. -Updated appliances include some refrigerators w/icemakers, self cleaning stoves, built in microwaves, dishwashers, garbage disposals. -Three of the units are 1 bd/1ba and one unit can be used as two bedrooms and brings higher rent of $925/mo. -Units are rented under market rent for the neighborhood. There are rent comparables that support higher rents. -The highest rent unit is on a lease expiring 01/2024, one unit is vacant, and remaining two are on month to month which can be raised at any time. -Also possible for an owner occupant to live in one unit and have the tenants pay the mortgage.

22. 2007-09-07
    soldstatus $180,000
23. 2007-08-17
    soldstatus $155,500
24. 2000-06-07
    soldstatus $129,000

ⓘ 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: $3,277 · $273/mo
• Projected year-2 tax: $3,637 · $303/mo
• Expected delta: +$360/yr (+$30/mo · 11.0%)

ⓘ 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: $77,472
• − Mortgage interest: −$21,000
• − Property taxes: −$3,277
• − Insurance: −$1,874
• − Repairs & maintenance: −$6,198
• − Management: −$6,198
• − Depreciation: −$10,906
• Taxable income: $28,019
• Est. tax owed @ 24.0%: −$6,725
• After-tax cash flow: $25,735/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): 25,236
• Household income: $69,938
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 922.0

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 White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 3% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -215.58%
• Current HPI: 250.5412
• Rent YoY: ▲ 3.98%
• 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

+190.6% since first listed

10 events — show timeline

• 2026-05-02 Listed $374,900 MARIS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $374,900 MARIS as Distributed by MLS Grid
• 2022-08-24 Pending — MARIS as Distributed by MLS Grid
• 2022-07-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-07-02 Contingent — MARIS as Distributed by MLS Grid
• 2022-06-24 Price Changed $361,000 MARIS as Distributed by MLS Grid
• 2022-06-24 Listed $345,000 MARIS as Distributed by MLS Grid
• 2007-09-07 Sold (Public Records) $180,000 Public Records
• 2007-08-17 Sold (Public Records) $155,500 Public Records
• 2000-06-07 Sold (Public Records) $129,000 Public Records

Property tax history

+7.2%/yr

Latest (2024): $3,277 · +5.1% YoY. Source: county tax records.