What neighborhoods in St. Louis are best for cash flow?

Top neighborhoods for cash flow in St. Louis: Tower Grove South, Bevo Mill, Dutchtown, Maplewood.

St. Louis, Missouri · cash flow

Cash flow investing in St. Louis

Q: What's a typical cash flow deal in St. Louis look like?

Purchase: $85-145k typical. Monthly rent: $1,000-1,400. Cap rate: 8-11% in B+ neighborhoods. Monthly NCF $350-650 common. Property tax ~$120-180/mo. Insurance ~$70-100/mo. Modest 2-3%/yr appreciation.

St. Louis is one of the most undersupplied investor markets in the Midwest — entry prices of $80-140k with rents of $1,000-1,400 produce cap rates of 8-11% in B+ neighborhoods. Operational nuances less than Cleveland or Detroit.

Why cash flow works in St. Louis right now

St. Louis has Washington University + Barnes-Jewish + Boeing as employment anchors, producing stable rental demand. Housing costs never recovered to coastal levels, leaving entry prices accessible. Missouri's modest 4.95% state income tax + reasonable property taxes + landlord-friendly law combine to produce reliable cash flow returns. The market is undersupplied with serious out-of-state investors — meaning less PM competition + more available inventory.

Typical cash flow deal in St. Louis

Purchase price

$85-145k typical

Monthly rent

$1,000-1,400

Cap rate

8-11% in B+ neighborhoods

Monthly NCF $350-650 common. Property tax ~$120-180/mo. Insurance ~$70-100/mo. Modest 2-3%/yr appreciation.

Best neighborhoods for cash flow in St. Louis

Tower Grove South

Walkable, gentrifying, premium for the area; balanced cash flow + appreciation

Bevo Mill

Working-class, family-renter demand, strong cash flow

Dutchtown

Earlier gentrification cycle, lower entry, higher upside

Maplewood

Suburban-feeling, school-district premium, lower turnover

Common pitfalls to avoid

St. Louis appraisals run 3-6% under-comp on rehabbed properties — affects BRRRR and resale
Block-by-block variation pronounced in some neighborhoods — walk before buying
Older housing stock means year-1 capex real — budget 4-6% of purchase price
Tornado risk modest but real — insurance accounts for it
Property tax appeals available in St. Louis County — worth filing on most purchases

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