4930 Wise Ave · St. Louis, MO 63110

$625,000

16 bd · 4.0 ba · 3,300 sqft · MultiFamily public records · 3 Days on market

Built 1914 5,479 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• 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

Just look at this wonderful investment opportunity that you have right here! A 4 family that you could purchase and make a steady income with. 3 of the 4 tenants are long term tenants. This unit has a newer roof and new parking pads. Its also close to good schools, wonderful educational museums and of course its close to major highways. Location is a must! Please call the office to show, it is occupied and and we don't want the tenants disturbed.

Key facts

• Custom cabinetry
• Four separate units
• Recently rehabbed

Tags

• RECENTLY REHABBED
• FOUR SEPARATE UNITS
• HIGH END FINISHES
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Above-grade finished area reported as 3,300 (source: Assessor); Lot size approximately 0.1258 acres
• Financial info: Gross annual income reported at $72,000; Lease considered; Seller may consider concessions
• HOA & community: Community contains 4 units

Exterior

• Utilities: Water/sewer/power: not specified
• Home design: Quadruplex; Single building containing 4 units; Facing direction: not specified; Entry level: not specified
• Construction: Brick construction; Flat rubber roof; Built year source: Assessor
• Exterior features: Private ownership; Residential income property (2–4 units); Neighborhood: Kings Oak; Cross street: Kingshighway

Interior

• Bedrooms: Four 1-bedroom units (total 4 units)
• Bathrooms: Each unit includes 1 bathroom
• Heating & cooling: Central air conditioning
• Interior features: Basement with 8+ ft poured concrete

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $6k ($68k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $625k).
• Cap rate 17.2% 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.
• Zoned schools: Mason Elem. (math 22% / reading 37%, grade F, #813 of 1,115 statewide, top 75%, 389 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 (+6.2%/yr); 101 active listings in the ZIP; solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $12,002/mo this rent would consume 176% of the median local household income ($82k/yr) (locally 921% 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 $4k of loan paydown is wiped out by about $19k 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 + 6.2% rent growth), your $175k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $125k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $222k; list at $625k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $625,000

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 1914 — 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: 1.92% ✓
• Cap rate: 17.19%
• Cash-on-cash: 38.94%
• DSCR: 2.73
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.24% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 2.72×
• Total profit: $300,622
• Equity at exit: $93,190

10-year hold

• IRR: 46.5%
• Equity multiple: 6.17×
• Total profit: $904,078
• Equity at exit: $54,039

Cash invested: $175,000 (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 63110

• Rents YoY: 6.2%
• Active inventory: 101
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $12,002 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$266 /mo · $3,186/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,520
• Net cashflow: $5,678

Break-even live

Break-even rent $4,815

Max offer price $625,000

Occupancy floor 48%

Sensitivity live

Price	-10% $6,032	-5% $5,855	+0% $5,678	+5% $5,501	+10% $5,324
Rent	-10% $4,730	-5% $5,204	+0% $5,678	+5% $6,152	+10% $6,626
Rate	-1.0pp $5,993	-0.5pp $5,837	base $5,678	+0.5pp $5,516	+1.0pp $5,351

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$12,000
Total (4 units)			$12,002

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   statusdays on market $625,000 Active 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $625,000 Coming Soon 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: $3,186 · $266/mo
• Projected year-2 tax: $6,062 · $505/mo
• Expected delta: +$2,876/yr (+$240/mo · 90.3%)

ⓘ 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 6/10 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: $144,024
• − Mortgage interest: −$35,010
• − Property taxes: −$3,186
• − Insurance: −$3,125
• − Repairs & maintenance: −$11,522
• − Management: −$11,522
• − Depreciation: −$18,182
• Taxable income: $61,477
• Est. tax owed @ 24.0%: −$14,755
• After-tax cash flow: $53,382/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): 17,645
• Household income: $81,655
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 921.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 9% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -206.93%
• Current HPI: 342.2466
• Rent YoY: ▲ 6.24%
• 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

+1342.8% since first listed

20 events — show timeline

• 2026-06-18 Coming Soon $625,000 MARIS as Distributed by MLS Grid
• 2025-10-10 Listed $749,995 MARIS as Distributed by MLS Grid
• 2025-10-09 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-10-09 Listed $749,995 MARIS as Distributed by MLS Grid
• 2019-04-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-02-20 Pending — MARIS as Distributed by MLS Grid
• 2019-01-09 Price Changed $239,000 MARIS as Distributed by MLS Grid
• 2018-11-13 Price Changed $249,000 MARIS as Distributed by MLS Grid
• 2018-10-12 Price Changed $259,000 MARIS as Distributed by MLS Grid
• 2018-09-28 Price Changed $269,000 MARIS as Distributed by MLS Grid
• 2018-08-31 Price Changed $274,900 MARIS as Distributed by MLS Grid
• 2018-08-17 Listed $289,000 MARIS as Distributed by MLS Grid
• 2017-04-06 Price Changed $219,000 MARIS as Distributed by MLS Grid
• 2017-03-18 Price Changed $234,900 MARIS as Distributed by MLS Grid
• 2007-01-16 Sold (Public Records) $222,500 Public Records
• 2005-06-08 Sold (Public Records) $125,000 Public Records
• 1998-11-20 Sold (Public Records) $20,600 Public Records
• 1997-04-22 Sold (Public Records) $46,550 Public Records
• 1991-06-06 Sold (Public Records) $35,000 Public Records
• 1990-09-01 Sold (Public Records) $43,319 Public Records

Property tax history

+10.9%/yr

Latest (2023): $3,186 · +111.1% YoY. Source: county tax records.