University City, Missouri · St. Louis County
Parkview Gardens Rehabilitation I
Parkview Gardens Rehabilitation I is a low-income housing tax credit (Section 42) property at 6305 Cabanne Ave, University City, MO 63130 with 64 income-restricted apartments out of 64, placed in service in 1996. In 2026 a household of four qualifies for a 60% unit here with income up to $68,100 ($69,060 under HUD's HERA Special limits, which a property placed in service by 2008 can use), and a 60% two-bedroom can charge at most $1,554 a month in gross rent.
Equal housing opportunity. Fair Housing Act protections apply, and tax credit properties can't turn down a Housing Choice voucher. Report discrimination to HUD at 1‑800‑669‑9777. LIHTC Atlas doesn't own, manage or rent these apartments.
Full fair housing notice
Tax credit properties must follow the Fair Housing Act, which bars discrimination because of race, color, religion, sex, disability, familial status or national origin, and they may not refuse an applicant because the applicant holds a Housing Choice (Section 8) voucher (IRC 42(h)(6)(B)(iv)). Properties HUD lists as senior housing may limit who lives there by age only as the Fair Housing Act's housing-for-older-persons exemption allows. To report housing discrimination, call HUD at 1‑800‑669‑9777.
LIHTC Atlas does not own, manage or rent these apartments and does not take applications. Contact each property's management for availability, rents and income rules. Listings come from HUD's database and may be out of date.
Property facts
- Address
- 6305 Cabanne Ave, University City, MO 63130 (map)
- County
- St. Louis County
- Apartments
- 64
- Income-restricted apartments
- 64
- Bedrooms
- 24 one-bedrooms, 34 two-bedrooms, 6 three-bedrooms
- Placed in service
- 1996
- Credits allocated
- 1995
- Construction
- Acquisition and rehab
- Credit type
- 9% (70% present value credit)
- Tax-exempt bond financing
- No
- Nonprofit sponsor
- Yes
- Census tract (2020)
- 29189216102
- HUD project ID
- MOA19960270
Source: HUD's national LIHTC database (LIHTCPUB, revised May 28, 2026; projects placed in service through 2024), as the state allocating agency reported it. HUD lists the property as still monitored for compliance. Contact the property's management for current rents, availability and income rules.
2026 income limits and rents in St. Louis County
To rent an income-restricted apartment here in 2026, a household's income has to be at or under the unit's limit: $47,700 for one person or $68,100 for four at 60% of area median, $39,750 or $56,750 at 50%. HUD's FY2026 median family income for the area (St. Louis, MO-IL HUD Metro FMR Area) is $113,500.
Income limits by household size, 2026
| Level | 1 person | 2 people | 3 people | 4 people |
|---|---|---|---|---|
| 50% AMI | $39,750 | $45,400 | $51,100 | $56,750 |
| 60% AMI | $47,700 | $54,480 | $61,320 | $68,100 |
Maximum gross monthly rent by unit size, 2026
| Level | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| 50% AMI | $993 | $1,064 | $1,277 | $1,475 | $1,646 |
| 60% AMI | $1,192 | $1,277 | $1,533 | $1,770 | $1,975 |
Source: HUD FY2026 MTSP income limits (files dated March 27, 2026). Rents are ceilings, gross of the utility allowance for tenant-paid utilities, computed by the IRS Publication 5913 method (30% of the limit for 1 person in a studio or 1.5 people per bedroom, over 12, rounded down); the rent the property charges can be lower. A project's limits can't fall below those of earlier years (IRC 142(d)(2)(E)), so a property already in service may use higher figures. All 2026 limits for St. Louis County, every level from 20% to 80%.
HERA Special limits. St. Louis County is a HUD hold-harmless impacted area, and projects placed in service there by December 31, 2008 use HUD's higher HERA Special limits: $48,360 for one person and $69,060 for four at 60%, with a 60% two-bedroom at up to $1,554. HUD dates this property to 1996, so it can use them where they are higher.
How long the units stay affordable
15-year compliance period: 1996 to about 2010. It starts with the first year of the credit period, which is the year the building was placed in service or, if the owner elects, the next year, so it can run a year later, through 2011 (IRC 42(f)(1), 42(i)(1)). It has ended.
Extended use: 2025 at the earliest. The extended use agreement keeps the units income-restricted for at least 15 years after the compliance period, 30 years in all; that is the federal minimum, and many state agencies require longer (IRC 42(h)(6)(D)). The 30-year minimum has passed; HUD's file still lists the property as monitored, so its agreement or another program may still restrict it.
After year 14 an owner can ask the state agency to find a buyer at the "qualified contract" price; if none is found, the extended use period can end early, with three more years of protection for existing tenants, unless the agreement waives that right, as many states require (IRC 42(h)(6)(E)-(F)). The recorded agreement governs; ask the state agency for this property's terms.
QCT and DDA status
Its 2020 census tract, 29189216102, is a Qualified Census Tract on HUD's 2027 list. ZIP code 63130 doesn't match a 2027 Small Difficult Development Area ZCTA.
For the year it was placed in service, HUD's record puts the property not in a Qualified Census Tract, on that year's tract boundaries.
The 2027 lists (HUD, Federal Register Doc. 2026-20390) govern allocations made after 2026, such as a resyndication; the property's original basis boost depended on the lists in force when it received credits. A ZIP code and its ZCTA usually match but not always. Check an exact address with the QCT and DDA lookup.
Other tax credit properties in University City
- Cates Residence6318 Cates Ave · 1 restricted units
- University Commons6416 Olive Blvd · 131 restricted units
- 804 Eastgate Ave804 Eastgate Ave · 6 restricted units
- 720-22 Eastgate720 Eastgate Ave · 12 restricted units
- Parkview Place701 Westgate Ave · 156 restricted units
- 6937 Etzel Ave6937 Etzel Ave · 1 restricted units
All 10 properties in University City. Nearby cities: Pine Lawn (5), St Louis (352), Saint Louis (25), Webster Groves (8), Jennings (11), Berkeley (11).
How tax credit apartments work
Rent in an income-restricted unit is capped by the unit's size, not set by your income, and you qualify if your household earns at or under the unit's limit, usually 50% or 60% of the area median. You can apply with a Housing Choice voucher. How to qualify, step by step.