4685 Kossuth Ave · St. Louis, MO 63115

$35,000

None bd · 4.0 ba · 3,264 sqft · MultiFamily public records · 15 Days on market

Built 1928 4,678 sqft lot ↓ 42% 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: 4 units. confirmed

Listing remarks

This multi-unit property gives an opportunity with this classic, all-brick 4-family property in Saint Louis. Spanning approximately 3,264 square feet of total living space on a 4,680-square-foot lot, this multi-family building features four distinct rental units, offering incredible potential for consistent portfolio growth. The structure is complemented by a full basement ideal for shared utility and added storage capacity. Situated in a quiet, accessible neighborhood.

Key facts

• Full basement
• Quiet neighborhood
• 4,678 sq ft lot

Tags

• MULTI-FAMILY BUILDING
• FULL BASEMENT
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Above grade finished area reported as 1,632 (public records); Total living area reported as 3,264 (public records)
• Financial info: Property classified as residential income (2–4 units)

Exterior

• Utilities: Public water; Electric service by Ameren
• Home design: Residential income property (2–4 units)
• Construction: Brick construction
• Exterior features: Lot approximately 0.1074 acres

Interior

• Bedrooms: No bedrooms on main or upper levels reported
• Bathrooms: No bathrooms on main or upper levels reported
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling reported
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.0-bath units multifamily listed at $35k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $768/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 111.6% 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); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $4,179/mo this rent would consume 164% 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 $242 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $34,475 (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 1928 — 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: 11.94% ✓
• Cap rate: 111.58%
• Cash-on-cash: 376.03%
• DSCR: 17.73
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $75,072
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4674 Kossuth Ave	0.03mi	6/6.0	3,294 (+1%)	17mo	$65,900	$20	75
4681 Kossuth Ave	0.01mi	16/16.0	3,254 (-0%)	6mo	$199,900	$61	74
4248 N Euclid Ave	0.36mi	4/4.0	3,468 (+6%)	0mo	$99,500	$29	72
4349 Shreve Ave	0.34mi	1/3.0	3,070 (-6%)	17mo	$48,000	$16	56
4278 Lee Ave #4	0.68mi	4/4.0	3,332 (+2%)	14mo	$65,000	$20	52
4538 Lexington Ave	0.47mi	32/16.0	3,264 (0%)	10mo	$39,000	$12	50
4460 Bircher Blvd	0.61mi	4/4.0	3,638 (+12%)	15mo	$150,000	$41	40
4535 Carrie Ave	0.66mi	—/—	2,788 (-15%)	10mo	$35,000	$13	36
4818 Greer Ave #20	0.66mi	5/2.0	3,016 (-8%)	20mo	$69,000	$23	32
4448 Ashland Ave	0.62mi	1/1.0	2,892 (-11%)	15mo	$75,000	$26	28

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: 20.38×
• Total profit: $189,971
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 43.60×
• Total profit: $417,500
• Equity at exit: $3,026

Cash invested: $9,800 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $4,179 high
• Mortgage (P&I): −$184
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$878
• Net cashflow: $3,071

Break-even live

Break-even rent $292

Max offer price $35,000

Occupancy floor 22%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$4,180
Total (4 units)			$4,179

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4868 Farlin Ave Unit 2 St. Louis, MO	2.0	1.0	2690	$1,100	$0.41	43d	1	0.27mi
3127 Clay Ave Unit B St. Louis, MO	1.0	1.0	3536	$950	$0.27	43d	1	1.19mi
1416 N Euclid Ave Saint Louis, MO	2.0	2.0	2702	$1,200	$0.44	43d	1	1.43mi

Listing history 10 events

1. 2026-06-18
   days on market $35,000 Active 15 DOM
2. 2026-06-17
   days on market $35,000 Active 14 DOM
3. 2026-06-16
   days on market $35,000 Active 13 DOM
4. 2026-06-15
   days on market $35,000 Active 12 DOM
5. 2026-06-13
   days on market $35,000 Active 10 DOM
6. 2026-06-09
   days on market $35,000 Active 6 DOM
7. 2026-06-08
   days on market $35,000 Active 5 DOM
8. 2026-06-07
   days on market $35,000 Active 4 DOM
9. 2026-06-05
   remarks 474-char remark
10. 2026-06-05
    listed $35,000 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: $389 · $32/mo
• Projected year-2 tax: $389 · $32/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 ≥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: $50,148
• − Mortgage interest: −$1,961
• − Property taxes: −$389
• − Insurance: −$175
• − Repairs & maintenance: −$4,012
• − Management: −$4,012
• − Depreciation: −$1,018
• Taxable income: $38,582
• Est. tax owed @ 24.0%: −$9,260
• After-tax cash flow: $27,591/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

-41.7% since first listed

3 events — show timeline

• 2026-06-03 Listed $35,000 MARIS as Distributed by MLS Grid
• 2003-10-02 Sold (Public Records) $61,000 Public Records
• 1999-05-18 Sold (Public Records) $60,000 Public Records

Property tax history

+0.4%/yr

Latest (2024): $389 · +4.8% YoY. Source: county tax records.