4837 Northland Ave · St. Louis, MO 63113

$135,000

16 bd · 4.0 ba · 3,430 sqft · MultiFamily public records · 90 Days on market

Built 1906 5,558 sqft lot $39/sqft · 82% above area

---

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
• Appreciation +3.9/10.0
• 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 MLS

Solid 4-family brick investment opportunity with 3 month to month tenant-occupied units and 1 vacant unit ready for lease. Current rents range from $550 to $600 per month. Property features durable brick construction and newer LBP flooring in select areas. Great opportunity for an investor looking to add to their portfolio with immediate income and upside through lease-up of the vacant unit. Convenient St. Louis location near major roads, public transportation, and local amenities.

Key facts

• Lbp flooring
• Brick construction
• Local amenities

Tags

• BRICK CONSTRUCTION
• LBP FLOORING
• ST. LOUIS LOCATION
• PUBLIC TRANSPORTATION
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/1.0-bath units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $891/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 38.0% 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.
• Market conditions: 58 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 (-2.1%/yr); year-one equity from $933 of loan paydown is wiped out by about $3k 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 (-2.1% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $30k; list at $135k implies a 350% 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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: 4.08% ✓
• Cap rate: 37.99%
• Cash-on-cash: 113.21%
• DSCR: 6.04
• GRM: 2.0

CMA / ARV

• ARV (median comp): $74,213
• List price: $135,000
• Delta: 81.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.56×
• Total profit: $210,128
• Equity at exit: $25,332

10-year hold

• IRR: —
• Equity multiple: 13.69×
• Total profit: $479,734
• Equity at exit: $20,809

Cash invested: $37,800 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $5,512 high
• Mortgage (P&I): −$708
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,158
• Net cashflow: $3,566

Break-even live

Break-even rent $998

Max offer price $135,000

Occupancy floor 30%

Sensitivity live

Price	-10% $3,642	-5% $3,604	+0% $3,566	+5% $3,528	+10% $3,328
Rent	-10% $3,131	-5% $3,348	+0% $3,566	+5% $3,784	+10% $4,001
Rate	-1.0pp $3,634	-0.5pp $3,600	base $3,566	+0.5pp $3,531	+1.0pp $3,495

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	1	$5,512
Total (4 units)			$5,512

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $135,000 Active 90 DOM
2. 2026-06-18
   days on market $135,000 Active 87 DOM
3. 2026-06-17
   days on market $135,000 Active 86 DOM
4. 2026-06-16
   days on market $135,000 Active 85 DOM
5. 2026-06-15
   days on market $135,000 Active 84 DOM
6. 2026-06-13
   days on market $135,000 Active 82 DOM
7. 2026-06-09
   days on market $135,000 Active 78 DOM
8. 2026-06-08
   days on market $135,000 Active 77 DOM
9. 2026-06-08
   days on market $135,000 Active 76 DOM
10. 2026-06-05
    days on market $135,000 Active 73 DOM
11. 2026-06-03
    days on market $135,000 Active 72 DOM
12. 2026-06-02
    days on market $135,000 Active 71 DOM
13. 2026-06-01
    days on market $135,000 Active 70 DOM
14. 2026-05-31
    days on market $135,000 Active 69 DOM
15. 2026-03-23
    listed $135,000 Active 487-char remark

    Show marketing remark (487 chars)

    Solid 4-family brick investment opportunity with 3 month to month tenant-occupied units and 1 vacant unit ready for lease. Current rents range from $550 to $600 per month. Property features durable brick construction and newer LBP flooring in select areas. Great opportunity for an investor looking to add to their portfolio with immediate income and upside through lease-up of the vacant unit. Convenient St. Louis location near major roads, public transportation, and local amenities.

16. 2022-10-10
    price $109,000
17. 2019-12-30
    soldstatus $30,000
18. 2019-12-20
    soldstatus Closed
19. 2019-12-02
    price $49,900
20. 2019-10-18
    price $68,900
21. 2019-10-08
    status Active
22. 2019-10-08
    status Pending
23. 2019-09-25
    listed $70,000 Active
24. 1997-08-20
    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: $292 · $24/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$1,018/yr (+$85/mo · 349.0%)

ⓘ 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,144
• − Mortgage interest: −$7,562
• − Property taxes: −$292
• − Insurance: −$675
• − Repairs & maintenance: −$5,292
• − Management: −$5,292
• − Depreciation: −$3,927
• Taxable income: $43,105
• Est. tax owed @ 24.0%: −$10,345
• After-tax cash flow: $32,446/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
• City population: 283,259
• Population (ZIP): 11,610

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 (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• Rent YoY: —
• Metro: —
• 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

+92.9% since first listed

10 events — show timeline

• 2026-03-23 Listed $135,000 MARIS as Distributed by MLS Grid
• 2022-10-10 Price Changed $109,000 MARIS as Distributed by MLS Grid
• 2019-12-30 Sold (Public Records) $30,000 Public Records
• 2019-12-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-12-02 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2019-10-18 Price Changed $68,900 MARIS as Distributed by MLS Grid
• 2019-10-08 Relisted — MARIS as Distributed by MLS Grid
• 2019-10-08 Pending — MARIS as Distributed by MLS Grid
• 2019-09-25 Listed $70,000 MARIS as Distributed by MLS Grid
• 1997-08-20 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2024): $292 · +4.6% YoY. Source: county tax records.