5316 Pershing Ave #507 · St. Louis, MO 63112

$119,000

2 bd · 1.0 ba · 905 sqft · Condo public records · 56 Days on market

Built 1917 $318/mo HOA · 20% of rent

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Why this score? — see what drove the D+ 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 +18.6/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5316 Pershing Ave—where style, comfort, and unbeatable location come together in the heart of the vibrant Skinker DeBaliviere neighborhood. This beautifully updated 2-bedroom unit features fresh paint and modern flooring throughout, creating a clean, move-in-ready space that feels both inviting and refined. The spacious primary bedroom offers a large walk-in closet—an uncommon and highly desirable feature—while the kitchen is equipped with newer appliances, making daily living both convenient and efficient. Thoughtful updates and a functional layout make this unit ideal for both owner-occupants and investors alike. Location is where this property truly shines. Just minutes from the Central West End, you’ll enjoy easy access to some of the city’s most iconic destinations including Washington University in St. Louis, Saint Louis University School of Medicine, and Barnes-Jewish Hospital. With this unit Forest Park is your backyard!

Key facts

• Easy access
• Walk-in closet
• Newer appliances

Tags

• WALK-IN CLOSET
• NEWER APPLIANCES
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 D — 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: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 122 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 42% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $89k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.35% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.39% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-12,635
• Equity at exit: $17,743

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-4,522
• Equity at exit: $10,289

Cash invested: $33,320 (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 63112

• Rents YoY: 2.4%
• Active inventory: 122
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$624
• Tax from tax record: −$162 /mo · $1,947/yr
• Insurance: −$50
• HOA: −$318
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $116

Break-even live

Break-even rent $1,461

Max offer price $119,000

Occupancy floor 88%

Sensitivity live

Price	-10% $184	-5% $150	+0% $116	+5% $83	+10% $49
Rent	-10% $-11	-5% $53	+0% $116	+5% $180	+10% $243
Rate	-1.0pp $176	-0.5pp $146	base $116	+0.5pp $85	+1.0pp $54

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5316 Pershing Ave Saint Louis, MO	1.0–2.0	1.0	770	$1,500	$1.95	0d	4	0.02mi
275 Union Blvd St. Louis, MO	3.0	1.0–3.0	1317	$3,426	$2.60	0d	63	0.02mi
5330 Pershing Ave #606 Saint Louis, MO	2.0	2.0	845	$1,145	$1.36	0d	1	0.06mi
5510 Pershing Ave Saint Louis, MO	2.0	1.0–2.0	722	$2,020	$2.80	0d	17	0.23mi
5535 Pershing Ave Unit 11 St. Louis, MO	1.0	1.0	800	$1,095	$1.37	16d	1	0.28mi
5616 Pershing Ave Apt 11 St. Louis, MO	1.0	1.0	800	$995	$1.24	45d	1	0.48mi
5457 Delmar Blvd St. Louis, MO	1.0	1.0	481	$810	$1.68	0d	7	0.48mi
5500 Delmar Blvd Unit 5540-Apt 202 St. Louis, MO	2.0	2.0	875	$1,395	$1.59	9d	1	0.48mi
5621 Pershing Ave Saint Louis, MO	1.0	1.0	670	$1,200	$1.79	45d	1	0.49mi
5630 Pershing Ave Saint Louis, MO	1.0	1.0	800	$1,325	$1.66	4d	1	0.50mi
501 Clara Ave Saint Louis, MO	2.0	1.0–2.0	1040	$1,742	$1.67	0d	19	0.52mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	850	$1,845	$2.17	16d	21	0.52mi
5660 Kingsbury Ave Saint Louis, MO	1.0–2.0	1.0–2.0	789	$1,520	$1.93	5d	16	0.53mi
5660 Kingsbury Ave Saint Louis, MO	1.0–2.0	1.0–2.0	789	$1,550	$1.96	45d	23	0.53mi
5560 Delmar Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	752	$1,395	$1.85	18d	1	0.56mi
5535 Delmar Blvd St. Louis, MO	1.0–2.0	1.0–2.0	884	$1,970	$2.23	0d	16	0.57mi
299 DeBaliviere Ave St. Louis, MO	1.0	1.0–1.5	738	$2,505	$3.39	12d	13	0.58mi
629 Clara Ave Apt 28 St. Louis, MO	2.0	1.0	672	$1,150	$1.71	0d	1	0.60mi
415 DeBaliviere Ave Unit 209 St. Louis, MO	1.0	1.0	650	$1,215	$1.87	45d	1	0.60mi
415 DeBaliviere Ave Unit 203 St. Louis, MO	1.0	1.0	650	$1,200	$1.85	45d	1	0.60mi
415 DeBaliviere Ave Unit 211 St. Louis, MO	1.0	1.0	688	$1,275	$1.85	45d	1	0.60mi
415 DeBaliviere Ave Unit 212 St. Louis, MO	1.0	1.0	730	$1,350	$1.85	45d	1	0.60mi
415 DeBaliviere Ave Unit 106 St. Louis, MO	1.0	1.0	659	$1,200	$1.82	16d	1	0.60mi
415 DeBaliviere Ave Unit 208 St. Louis, MO	2.0	2.0	955	$1,700	$1.78	18d	1	0.60mi
415 DeBaliviere Ave Unit 201 St. Louis, MO	2.0	1.0	842	$1,599	$1.90	18d	1	0.60mi
415 DeBaliviere Ave Unit 101 St. Louis, MO	2.0	2.0	976	$1,750	$1.79	18d	1	0.60mi
415 DeBaliviere Ave Unit 202 St. Louis, MO	1.0	1.0	811	$1,500	$1.85	45d	1	0.60mi
299 DeBaliviere Ave Unit S522 St. Louis, MO	1.0	1.0	634	$1,987	$3.13	45d	1	0.60mi
100 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	1211	$5,531	$4.57	45d	84	0.63mi
100 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	1171	$5,438	$4.64	0d	79	0.63mi
5621 Delmar Blvd Saint Louis, MO	1.0	1.0	612	$1,132	$1.85	0d	5	0.66mi
40 N Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	872	$2,195	$2.52	45d	54	0.66mi
40 N Kingshighway Blvd Saint Louis, MO	2.0	1.0–2.0	860	$2,545	$2.96	3d	54	0.66mi
4953 McPherson Ave Saint Louis, MO	1.0	1.0	1048	$1,325	$1.26	45d	1	0.69mi
4961 McPherson Ave St. Louis, MO	1.0	1.0	950	$1,175	$1.24	45d	1	0.69mi
4954 W Pine Blvd Saint Louis, MO	2.0	2.0	950	$1,300	$1.37	25d	1	0.69mi
5572 Clemens Ave Unit 1W St. Louis, MO	3.0	1.0	900	$1,025	$1.14	16d	1	0.70mi
4949 W Pine Blvd St. Louis, MO	1.0–2.0	1.0–2.0	925	$2,225	$2.41	0d	11	0.71mi
18 S Kingshighway Blvd Saint Louis, MO	3.0	1.0–2.0	780	$2,113	$2.71	0d	51	0.71mi
18 S Kingshighway Blvd Saint Louis, MO	4.0	1.0–2.0	730	$1,865	$2.55	45d	42	0.71mi

HOA detail condo

• Monthly dues: $318 · $3,816/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-05
   days on market $119,000 Active 56 DOM
2. 2026-06-03
   days on market $119,000 Active 55 DOM
3. 2026-06-02
   days on market $119,000 Active 54 DOM
4. 2026-06-01
   days on market $119,000 Active 53 DOM
5. 2026-05-31
   days on market $119,000 Active 52 DOM
6. 2026-05-18
   price $119,000 983-char remark

   Show marketing remark (983 chars)

   Welcome to 5316 Pershing Ave—where style, comfort, and unbeatable location come together in the heart of the vibrant Skinker DeBaliviere neighborhood. This beautifully updated 2-bedroom unit features fresh paint and modern flooring throughout, creating a clean, move-in-ready space that feels both inviting and refined. The spacious primary bedroom offers a large walk-in closet—an uncommon and highly desirable feature—while the kitchen is equipped with newer appliances, making daily living both convenient and efficient. Thoughtful updates and a functional layout make this unit ideal for both owner-occupants and investors alike. Location is where this property truly shines. Just minutes from the Central West End, you’ll enjoy easy access to some of the city’s most iconic destinations including Washington University in St. Louis, Saint Louis University School of Medicine, and Barnes-Jewish Hospital. With this unit Forest Park is your backyard!

7. 2026-04-09
   listed $120,000 Active 983-char remark

   Show marketing remark (983 chars)

   Welcome to 5316 Pershing Ave—where style, comfort, and unbeatable location come together in the heart of the vibrant Skinker DeBaliviere neighborhood. This beautifully updated 2-bedroom unit features fresh paint and modern flooring throughout, creating a clean, move-in-ready space that feels both inviting and refined. The spacious primary bedroom offers a large walk-in closet—an uncommon and highly desirable feature—while the kitchen is equipped with newer appliances, making daily living both convenient and efficient. Thoughtful updates and a functional layout make this unit ideal for both owner-occupants and investors alike. Location is where this property truly shines. Just minutes from the Central West End, you’ll enjoy easy access to some of the city’s most iconic destinations including Washington University in St. Louis, Saint Louis University School of Medicine, and Barnes-Jewish Hospital. With this unit Forest Park is your backyard!

8. 2025-07-03
   price $127,500
9. 2025-06-12
   listed $129,900 Active
10. 2025-04-21
    price $179,500
11. 2025-03-22
    listed $185,500 Active
12. 2025-03-22
    historical
13. 2025-01-17
    soldstatus
14. 2024-12-26
    status Pending
15. 2024-12-20
    soldstatus Closed
16. 2024-10-07
    historical Active Under Contract
17. 2024-08-22
    listed $115,000 Active
18. 2024-08-21
    historical $115,000
19. 2019-05-21
    soldstatus $89,000
20. 2019-05-15
    soldstatus Closed
21. 2019-04-25
    status Pending
22. 2019-04-10
    historical Active Under Contract
23. 2019-02-01
    price $95,900
24. 2018-11-15
    listed $99,900 Active

ⓘ 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: $1,947 · $162/mo
• Projected year-2 tax: $1,947 · $162/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,293
• − Mortgage interest: −$6,666
• − Property taxes: −$1,947
• − Insurance: −$595
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − HOA: −$3,816
• − Depreciation: −$3,462
• Taxable loss: −$280
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,462/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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 Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 2%

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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

+19.1% since first listed

19 events — show timeline

• 2026-05-18 Price Changed $119,000 MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $120,000 MARIS as Distributed by MLS Grid
• 2025-07-03 Price Changed $127,500 MARIS as Distributed by MLS Grid
• 2025-06-12 Listed $129,900 MARIS as Distributed by MLS Grid
• 2025-04-21 Price Changed $179,500 MARIS as Distributed by MLS Grid
• 2025-03-22 Listed $185,500 MARIS as Distributed by MLS Grid
• 2025-03-22 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-01-17 Sold (Public Records) — Public Records
• 2024-12-26 Pending — MARIS as Distributed by MLS Grid
• 2024-12-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-10-07 Contingent — MARIS as Distributed by MLS Grid
• 2024-08-22 Listed $115,000 MARIS as Distributed by MLS Grid
• 2024-08-21 Coming Soon $115,000 MARIS as Distributed by MLS Grid
• 2019-05-21 Sold (Public Records) $89,000 Public Records
• 2019-05-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-04-25 Pending — MARIS as Distributed by MLS Grid
• 2019-04-10 Contingent — MARIS as Distributed by MLS Grid
• 2019-02-01 Price Changed $95,900 MARIS as Distributed by MLS Grid
• 2018-11-15 Listed $99,900 MARIS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2024): $1,947 · +4.7% YoY. Source: county tax records.