4200 E Labadie Ave · St. Louis, MO 63115

$45,000

6 bd · 2.0 ba · 2,900 sqft · MultiFamily public records · 286 Days on market

Built 1905 1,594 sqft lot $16/sqft · 85% below area ↓ 37% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Unique opportunity in North St. Louis! This property features a storefront with residential space above, offering endless potential for investors or business owners. The building is being sold AS-IS, making it perfect for a rehab project or creative redevelopment. Bring your vision to life in this mixed-use property with historic charm and solid brick construction. -Prime corner location with high visibility. -Ideal for retail, office, or live/work setup.

Key facts

• 1,594 sq ft lot
• Built 1905
• Listed 286 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $45k.

Deal economics

• At list price, monthly cash flow is $990 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.7% 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 B — 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.
• Market conditions: 97 active listings in the ZIP; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $1,607/mo this rent would consume 63% of the median local household income ($31k/yr) (locally 1655% 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 $311 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 3.57% ✓
• Cap rate: 32.70%
• Cash-on-cash: 94.31%
• DSCR: 5.20
• GRM: 2.3

CMA / ARV

• ARV (median comp): $582,245
• List price: $45,000
• Delta: -92.27%
• Verdict: UNDERPRICED
• Comps: 17 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3843 Saint Ferdinand Ave	0.59mi	6/2.0	2,788 (-4%)	1mo	$325,000	$117	66
3840 Saint Louis Ave	0.49mi	5/3.0 (-1)	2,880 (-1%)	11mo	$55,000	$19	58
3949 Palm St	0.48mi	7/2.0 (+1)	2,620 (-10%)	9mo	$55,000	$21	50
3800 Greer Ave #2	0.57mi	5/2.0 (-1)	2,726 (-6%)	14mo	$79,900	$29	47
3847 Greer Ave	0.49mi	7/2.0 (+1)	2,652 (-9%)	23mo	$195,000	$74	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 95.2%
• Equity multiple: 5.43×
• Total profit: $55,784
• Equity at exit: $6,710

10-year hold

• IRR: 97.9%
• Equity multiple: 11.30×
• Total profit: $129,809
• Equity at exit: $3,891

Cash invested: $12,600 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $990

Break-even live

Break-even rent $354

Max offer price $45,000

Occupancy floor 33%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $45,000 Active 286 DOM
2. 2026-06-17
   days on market $45,000 Active 285 DOM
3. 2026-06-16
   days on market $45,000 Active 284 DOM
4. 2026-06-15
   days on market $45,000 Active 283 DOM
5. 2026-06-13
   days on market $45,000 Active 281 DOM
6. 2026-06-09
   days on market $45,000 Active 277 DOM
7. 2026-06-08
   days on market $45,000 Active 276 DOM
8. 2026-06-08
   days on market $45,000 Active 275 DOM
9. 2026-06-05
   days on market $45,000 Active 272 DOM
10. 2026-06-03
    days on market $45,000 Active 271 DOM
11. 2026-06-02
    days on market $45,000 Active 270 DOM
12. 2026-06-01
    days on market $45,000 Active 269 DOM
13. 2026-06-01
    days on market $45,000 Active 268 DOM
14. 2026-04-23
    price $45,000 459-char remark

    Show marketing remark (459 chars)

    Unique opportunity in North St. Louis! This property features a storefront with residential space above, offering endless potential for investors or business owners. The building is being sold AS-IS, making it perfect for a rehab project or creative redevelopment. Bring your vision to life in this mixed-use property with historic charm and solid brick construction. -Prime corner location with high visibility. -Ideal for retail, office, or live/work setup.

15. 2025-12-01
    price $55,000 459-char remark

    Show marketing remark (459 chars)

    Unique opportunity in North St. Louis! This property features a storefront with residential space above, offering endless potential for investors or business owners. The building is being sold AS-IS, making it perfect for a rehab project or creative redevelopment. Bring your vision to life in this mixed-use property with historic charm and solid brick construction. -Prime corner location with high visibility. -Ideal for retail, office, or live/work setup.

16. 2025-12-01
    price $50,000 459-char remark

    Show marketing remark (459 chars)

    Unique opportunity in North St. Louis! This property features a storefront with residential space above, offering endless potential for investors or business owners. The building is being sold AS-IS, making it perfect for a rehab project or creative redevelopment. Bring your vision to life in this mixed-use property with historic charm and solid brick construction. -Prime corner location with high visibility. -Ideal for retail, office, or live/work setup.

17. 2025-09-09
    status Active 459-char remark

    Show marketing remark (459 chars)

    Unique opportunity in North St. Louis! This property features a storefront with residential space above, offering endless potential for investors or business owners. The building is being sold AS-IS, making it perfect for a rehab project or creative redevelopment. Bring your vision to life in this mixed-use property with historic charm and solid brick construction. -Prime corner location with high visibility. -Ideal for retail, office, or live/work setup.

18. 2025-09-05
    listed $71,000 Active 459-char remark

    Show marketing remark (459 chars)

    Unique opportunity in North St. Louis! This property features a storefront with residential space above, offering endless potential for investors or business owners. The building is being sold AS-IS, making it perfect for a rehab project or creative redevelopment. Bring your vision to life in this mixed-use property with historic charm and solid brick construction. -Prime corner location with high visibility. -Ideal for retail, office, or live/work setup.

19. 2025-09-03
    historical $71,000 459-char remark

    Show marketing remark (459 chars)

    Unique opportunity in North St. Louis! This property features a storefront with residential space above, offering endless potential for investors or business owners. The building is being sold AS-IS, making it perfect for a rehab project or creative redevelopment. Bring your vision to life in this mixed-use property with historic charm and solid brick construction. -Prime corner location with high visibility. -Ideal for retail, office, or live/work setup.

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $436 · $36/mo
• Expected delta: +$140/yr (+$12/mo · 47.4%)

ⓘ 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) · 74% 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,286
• − Mortgage interest: −$2,521
• − Property taxes: −$296
• − Insurance: −$225
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$1,309
• Taxable income: $11,850
• Est. tax owed @ 24.0%: −$2,844
• After-tax cash flow: $9,039/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• 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

-36.6% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2025-12-01 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2025-12-01 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2025-09-09 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-05 Listed $71,000 MARIS as Distributed by MLS Grid
• 2025-09-03 Coming Soon $71,000 MARIS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2024): $296 · +4.1% YoY. Source: county tax records.