4124 Virginia Ave · St. Louis, MO 63118

$244,900

8 bd · 4.0 ba · 2,620 sqft · MultiFamily public records · 169 Days on market

Built 1906 5,876 sqft lot Est $173k · 42% over

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Why this score? — see what drove the C 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 +9.5/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• 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

Brick 4-family income producing property. 3 units occupied (2-1 bedroom $425/mo, 1-2 bedroom $500/mo), 4th unit 1 bedroom, stripped to the studs, ready to be rehabbed. Vinyl windows, forced air heat (so ductwork is there to add central air relatively easily), long term tenants. Property being sold AS-IS, owner to provide existing occupancy permits.

Key facts

• Efficient layouts
• Updated bathrooms
• Modern finishes

Tags

• FULLY OCCUPIED 4-FAMILY
• UPDATED KITCHENS
• UPDATED BATHROOMS
• STYLISH LVP FLOORING
• EFFICIENT LAYOUTS
• MODERN FINISHES

Property features AI

Finance

• Financial info: Owner pays exterior maintenance, sewer, trash and water; Net operating income reported: $33,420; Gross income reported: $27,068; All four units are currently leased

Exterior

• Parking: Parking pad for 2 vehicles
• Utilities: Public water; Sewer connected; Electric connected (Ameren); Natural gas connected; Cable available
• Home design: Residential income property (2-4 units); Quadruplex; Two levels
• Construction: Brick construction; Flat roof; Stone foundation; Updated/remodeled condition; Built (year per public records)
• Exterior features: Chain link fencing; Level lot

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: All units are 1-bedroom (four total units)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Insulated windows; Unfinished walk-out basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.5-bath units multifamily listed at $245k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $331/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 C — 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: Meramec Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 202 students, 98% 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 240 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 $2k of loan paydown is wiped out by about $7k 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 + 4.9% rent growth), your $69k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $245k implies a 330% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — 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 $215,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% 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 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 12.77%
• Cash-on-cash: 23.14%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $172,920
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3421 Osage St	0.23mi	8/4.0	2,744 (+5%)	7mo	$219,000	$80	76
3839 Pennsylvania Ave	0.42mi	8/4.0	2,900 (+11%)	12mo	$315,000	$109	53
3530 Michigan Ave	0.75mi	8/4.0	2,406 (-8%)	5mo	$139,900	$58	48
3624 Pennsylvania Ave	0.68mi	8/4.0	2,916 (+11%)	6mo	$119,900	$41	44
2920 Miami St	0.71mi	8/2.0	2,346 (-10%)	20mo	$155,000	$66	25

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 · 4.89% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 1.75×
• Total profit: $51,324
• Equity at exit: $36,515

10-year hold

• IRR: 27.7%
• Equity multiple: 3.66×
• Total profit: $182,134
• Equity at exit: $21,174

Cash invested: $68,572 (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 63118

• Rents YoY: 4.9%
• Active inventory: 240
• Price-to-rent: 23.0×

Monthly cashflow live

• Estimated rent: $3,548 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $1,322

Break-even live

Break-even rent $1,874

Max offer price $244,900

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2.5	$3,548
Total (4 units)			$3,548

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $244,900 Active 169 DOM
2. 2026-06-17
   statusdays on market $244,900 Active 168 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-05-01
   status Pending
5. 2026-03-18
   status Active
6. 2026-03-03
   price $244,900
7. 2026-02-05
   price $249,900
8. 2026-01-08
   price $255,000
9. 2025-11-13
   listed $260,000 Active
10. 2025-04-27
    historical $690
11. 2025-04-25
    price $690
12. 2025-04-19
    historical $695
13. 2025-04-02
    listed $695
14. 2025-03-28
    price $675
15. 2025-03-20
    price $695
16. 2025-03-07
    listed $750
17. 2023-03-23
    soldstatus
18. 2021-08-24
    soldstatus
19. 2021-08-19
    soldstatus Closed 353-char remark

    Show marketing remark (353 chars)

    Brick 4-family income producing property. 3 units occupied (2-1 bedroom $425/mo, 1-2 bedroom $500/mo), 4th unit 1 bedroom, stripped to the studs, ready to be rehabbed. Vinyl windows, forced air heat (so ductwork is there to add central air relatively easily), long term tenants. Property being sold AS-IS, owner to provide existing occupancy permits.

20. 2021-06-08
    status Pending 353-char remark

    Show marketing remark (353 chars)

    Brick 4-family income producing property. 3 units occupied (2-1 bedroom $425/mo, 1-2 bedroom $500/mo), 4th unit 1 bedroom, stripped to the studs, ready to be rehabbed. Vinyl windows, forced air heat (so ductwork is there to add central air relatively easily), long term tenants. Property being sold AS-IS, owner to provide existing occupancy permits.

21. 2021-06-05
    listed $125,000 Active 353-char remark

    Show marketing remark (353 chars)

    Brick 4-family income producing property. 3 units occupied (2-1 bedroom $425/mo, 1-2 bedroom $500/mo), 4th unit 1 bedroom, stripped to the studs, ready to be rehabbed. Vinyl windows, forced air heat (so ductwork is there to add central air relatively easily), long term tenants. Property being sold AS-IS, owner to provide existing occupancy permits.

22. 2005-06-01
    soldstatus
23. 2002-02-28
    soldstatus
24. 1997-06-19
    soldstatus
25. 1990-05-08
    soldstatus $57,000

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $2,376 · $198/mo
• Expected delta: +$1,243/yr (+$104/mo · 109.7%)

ⓘ 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: $42,576
• − Mortgage interest: −$13,718
• − Property taxes: −$1,133
• − Insurance: −$1,224
• − Repairs & maintenance: −$3,406
• − Management: −$3,406
• − Depreciation: −$7,124
• Taxable income: $12,564
• Est. tax owed @ 24.0%: −$3,015
• After-tax cash flow: $12,851/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): 25,913
• Household income: $57,762
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1495.0

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 0.63)
• Race & ethnicity: White 44% Black 41% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% French/Haitian/Cajun 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: ▼ -347.51%
• Current HPI: 171.5963
• Rent YoY: ▲ 4.89%
• 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

+329.6% since first listed

22 events — show timeline

• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-03-18 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-03 Price Changed $244,900 MARIS as Distributed by MLS Grid
• 2026-02-05 Price Changed $249,900 MARIS as Distributed by MLS Grid
• 2026-01-08 Price Changed $255,000 MARIS as Distributed by MLS Grid
• 2025-11-13 Listed $260,000 MARIS as Distributed by MLS Grid
• 2025-04-27 Rental Removed $690 SHOWMOJO
• 2025-04-25 Price Changed $690 SHOWMOJO
• 2025-04-19 Rental Removed $695 SHOWMOJO
• 2025-04-02 Listed for Rent $695 SHOWMOJO
• 2025-03-28 Price Changed $675 SHOWMOJO
• 2025-03-20 Price Changed $695 SHOWMOJO
• 2025-03-07 Listed for Rent $750 SHOWMOJO
• 2023-03-23 Sold (Public Records) — Public Records
• 2021-08-24 Sold (Public Records) — Public Records
• 2021-08-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-06-08 Pending — MARIS as Distributed by MLS Grid
• 2021-06-05 Listed $125,000 MARIS as Distributed by MLS Grid
• 2005-06-01 Sold (Public Records) — Public Records
• 2002-02-28 Sold (Public Records) — Public Records
• 1997-06-19 Sold (Public Records) — Public Records
• 1990-05-08 Sold (Public Records) $57,000 Public Records

Property tax history

+5.9%/yr

Latest (2024): $1,133 · +5.0% YoY. Source: county tax records.