DSCR-ready — financeable this week
$185,000Dutchtown · South City
3941 Dunnica Ave
2 units × 3 bd · 2,688 sqft · $69/sqft · fully occupied
Est. rent: ~$2,200/mo Est. PITIA (25% down, 30-yr non-QM @ ~7.25%): ~$1,369
Est. DSCR: ~1.6 — best rent-to-value in the set, and two 3-bedroom units — the deepest tenant pool in south city and the best Section 8 fit against the $1,568 three-bedroom FMR. Rents are not disclosed. Long-held tenants at $800 a side drop this to ~1.2 — pull the rent roll and both leases first
DSCR-FINANCEABLE NOW
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$229,900Gravois Park · South Grand
3945 S Grand Blvd
2 units, one 2 bd + one 3 bd · 2,424 sqft · $95/sqft · capital improvements completed
Est. rent: ~$2,150/mo Est. PITIA (25% down, 30-yr non-QM @ ~7.25%): ~$1,673
Est. DSCR: ~1.3 — rents disclosed at $1,000 and $1,150, work already done. A cash-flowing hold rather than a refi play — you are buying at stabilized value, so the capital stays in. Thinnest rent-to-value on the sheet at 0.94%, which means the least room if taxes reassess
DSCR-FINANCEABLE NOW
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$195,000Tower Grove South · South City
3700 Osceola St
2 units × 2 bd · both units long-term rented
Est. rent: ~$1,800/mo Est. PITIA (25% down, 30-yr non-QM @ ~7.25%): ~$1,430
Est. DSCR: ~1.3 — solid and boring, which is not an insult — no value-add angle and no lease-turn catalyst, so long-term tenants are likely sitting below market with nothing forcing a reset. A good second choice if the top of the sheet moves first
DSCR-FINANCEABLE NOW
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$155,000South City · 63116
3630 Bamberger Ave
2 units × 1 bd
Est. rent: ~$1,300/mo Est. PITIA (25% down, 30-yr non-QM @ ~7.25%): ~$1,150
Est. DSCR: ~1.1 — it clears 1.0 and that is about all it does. Rent-to-value is 0.84%, and one-bedroom units are the shallowest tenant pool in the city — first to sit vacant in a soft month, least protected against a reassessment. Here because it qualifies, not because I would buy it
DSCR-FINANCEABLE NOW
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Have a deal? Send it — I'll run the numbers.
DSCR pre-qual on the property's cash flow, not your tax returns. Licensed in Missouri and California. Investor scenarios welcome — BRRRR, LTR, STR, LLC-titled.
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This week's market read
St. Louis city is at $170/sqft, up 11.1% year over year, with a median sale price of $259,828 and homes going under contract in about 21 days — eight days faster than this sheet reported in August. The city got tighter and more expensive, not softer. DSCR product is running roughly 6.5%–8% depending on credit, LTV and prepay structure; a standard 720-score, 75%-LTV file prices near 6.75%, but loans under $100K price worse — which is why the math above assumes ~7.25% rather than a headline rate. If a deal only works at 6.75%, it does not work. Rents moved more than prices did: HUD's FY2026 Fair Market Rent for the metro is $1,568 for a 3BR and about $1,218 for a 2BR, well above the ranges quoted here over the summer — which is why three-bedroom units keep outranking one-bedrooms on every line of the math. The thing nobody is pricing in: Missouri reassesses in odd years, and the next one is 2027. Buying meaningfully above current assessed value can reset the tax line upward and quietly take a 1.1x DSCR under water — model the post-sale tax at your purchase price, not the seller's basis. And watch the loan size, not just the price: at these price points 75% of the purchase can land near the $100,000 loan minimum several DSCR lenders enforce, so negotiating down can shrink your lender list at the same time. South city (Dutchtown, Gravois Park, Tower Grove South) carries the strongest rent-to-price; north county remains the cash-flow core — and most north-county municipalities require an occupancy inspection between tenants, which is a real line item, not a formality.