4344 Mcree Ave · St. Louis, MO 63110

$595,000

12 bd · 4.0 ba · 3,570 sqft · MultiFamily public records · 34 Days on market

Built 1924 4,621 sqft lot $167/sqft · 11% above area Est $535k · 11% 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• 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

Located in the desirable Botanical Heights & rapidly appreciating Forest Park Southeast submarket, this well maintained 100% OCCUPIED quadruplex is a perfect investment opportunity to add to your real estate portfolio. Electric panels and plumbing have all been recently replaced within the last 6-8 years. With rents below market value, this building has the potential of an over 8.5% CAP RATE when increased. This 4-family consists of 3 one bedroom units and 1 two bedroom unit. Each unit is approximately 690sf with a spacious living room, kitchen, bathroom & a private in-unit laundry room. The basement offers additional storage space. There is private off-street rear tenant parkin

Key facts

• 4,621 sq ft lot
• Built 1924
• Listed 34 days

Tags

• RECENTLY REPLACED PLUMBING
• PRIVATE IN-UNIT LAUNDRY ROOM
• ADDITIONAL STORAGE SPACE
• QUICK WALK TO RESTAURANTS
• NEARBY TOWER GROVE PARK

Property features AI

Finance

• Other: Above-grade finished area reported as 3,570 (per public records)
• Financial info: All four units currently leased; Total of 4 units

Exterior

• Utilities: Electric service: Ameren
• Home design: Residential income property (2–4 unit building); Two levels
• Construction: Brick and stone veneer exterior; Brick/mortar and stone foundation; Built with poured basement
• Exterior features: Lot approximately 0.1061 acres; Private ownership; No pool

Interior

• Kitchen: Dishwasher; Free‑standing electric oven; Refrigerator
• Bedrooms: Property configured with one- and two-bedroom units (see unit breakdown)
• Bathrooms: One bathroom in each unit (per unit type)
• Interior features: Basement with 8 ft+ poured foundation, cellar, sump pump; unfinished; Forced air heating; Central air and ceiling fans; Dishwasher, Electric free‑standing oven, Refrigerator
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1-bath units multifamily listed at $595k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $430/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $595k).
• Recommended offer: $577k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Adams Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 174 students, 98% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% 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 (+6.2%/yr); 98 active listings in the ZIP; solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $7,382/mo this rent would consume 108% 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 $18k 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 $167k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($577k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $577,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1924 — 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: 1.24% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $534,951
• List price: $595,000
• Delta: 11.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4336 Mcree Ave	0.02mi	12/12.0	3,536 (-1%)	1mo	$545,000	$154	77

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 · 6.24% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.23×
• Total profit: $38,081
• Equity at exit: $88,716

10-year hold

• IRR: 17.8%
• Equity multiple: 2.70×
• Total profit: $283,642
• Equity at exit: $51,445

Cash invested: $166,600 (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: 98
• Price-to-rent: 26.9×

Monthly cashflow live

• Estimated rent: $7,382 high
• Mortgage (P&I): −$3,120
• Tax est. 1.5%: −$744 /mo · $8,925/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,550
• Net cashflow: $1,720

Break-even live

Break-even rent $5,205

Max offer price $595,000

Occupancy floor 72%

Sensitivity live

Price	-10% $2,131	-5% $1,925	+0% $1,720	+5% $1,514	+10% $1,309
Rent	-10% $1,137	-5% $1,428	+0% $1,720	+5% $2,011	+10% $2,303
Rate	-1.0pp $2,020	-0.5pp $1,871	base $1,720	+0.5pp $1,566	+1.0pp $1,409

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$7,384
Total (4 units)			$7,382

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $595,000 Active 34 DOM
2. 2026-06-17
   days on market $595,000 Active 33 DOM
3. 2026-06-16
   days on market $595,000 Active 32 DOM
4. 2026-06-15
   days on market $595,000 Active 31 DOM
5. 2026-06-13
   days on market $595,000 Active 29 DOM
6. 2026-06-09
   days on market $595,000 Active 25 DOM
7. 2026-06-08
   days on market $595,000 Active 24 DOM
8. 2026-06-07
   days on market $595,000 Active 23 DOM
9. 2026-06-05
   days on market $595,000 Active 20 DOM
10. 2026-06-03
    days on market $595,000 Active 19 DOM
11. 2026-06-02
    days on market $595,000 Active 18 DOM
12. 2026-06-01
    days on market $595,000 Active 17 DOM
13. 2026-05-31
    days on market $595,000 Active 16 DOM
14. 2026-05-15
    listed $595,000 Active 1086-char remark
15. 2026-01-02
    listed $599,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $88,584
• − Mortgage interest: −$33,329
• − Property taxes: −$8,925
• − Insurance: −$2,975
• − Repairs & maintenance: −$7,087
• − Management: −$7,087
• − Depreciation: −$17,309
• Taxable income: $11,872
• Est. tax owed @ 24.0%: −$2,849
• After-tax cash flow: $17,789/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

-0.7% since first listed

2 events — show timeline

• 2026-05-15 Listed $595,000 MARIS as Distributed by MLS Grid
• 2026-01-02 Listed $599,000 MARIS as Distributed by MLS Grid