11542 Concord Village Ave · Concord, MO 63128

$5,900,000

4000 bd · 2500.0 ba · 36,537 sqft · MultiFamily · 236 Days on market

Built 1966 Good condition 2.09 ac lot

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Why this score? — see what drove the C- 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 50 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Concord Place is a 50-unit property that is positioned for immediate rent growth with below-market rents and strong local demographics, allowing new ownership to implement a value-add strategy and push rents through targeted renovations. • Built in 1966, Renovated in 2017-2018 (new roofs in 2022) • 5 Buildings, 50 total units across 2.09 acres • Mix of 1- and 2- bedroom units (60% two-bedrooms) • Avg. in-place rent: $960/ unit (below market rents of $1,094 for 1BR and $1,355 for 2BR) • 96% occupancy with strong in-place cash flow • Recent capex expenditures over 500,000, including new roofs, interior upgrades, and exterior improvements • Value-add potential through interior updates and adding washers/ dryers in units (currently only 2 units equipped) • Prime location near Lindbergh Blvd, Tesson Ferry Rd, and I-270 with nearby developments like Tesson Ridge and new retail (including Chick-fil-a)

Key facts

• Interior upgrades
• New roofs
• Washers dryers

Tags

• NEW ROOFS
• INTERIOR UPGRADES
• EXTERIOR IMPROVEMENTS
• INTERIOR UPDATES
• WASHERS DRYERS
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 30×1bd/1ba + 20×2bd/1ba units multifamily listed at $5.90M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7k ($85k/yr) — positive. Per door: $142/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($61k rent vs $5.90M).
• Recommended offer: $5.19M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.8% in Concord — 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 68/100 on livability (#175 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: amenities F, commute F, health & safety F.
• Lindbergh Schools (suburban): math 41% / reading 55% proficiency, ranked #38 of 324 in MO (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.0%/yr); 138 active listings in the ZIP; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $60,575/mo this rent would consume 787% of the median local household income ($92k/yr) (locally 729% 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 $41k of loan paydown is wiped out by about $177k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($5.19M) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 3y ago; this cycle's ask is 592865% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,192,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.03% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-561,529
• Equity at exit: $879,709

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-135,471
• Equity at exit: $510,124

Cash invested: $1,652,000 (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 63128

• Rents YoY: 2.0%
• Active inventory: 138
• Price-to-rent: 428.0×

Monthly cashflow live

• Estimated rent: $60,575 medium
• Mortgage (P&I): −$30,940
• Tax est. 1.5%: −$7,375 /mo · $88,500/yr
• Insurance: −$2,458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$12,721
• Net cashflow: $7,081

Break-even live

Break-even rent $51,612

Max offer price $5,900,000

Occupancy floor 83%

Sensitivity live

Price	-10% $11,158	-5% $9,119	+0% $7,081	+5% $5,042	+10% $3,003
Rent	-10% $2,295	-5% $4,688	+0% $7,081	+5% $9,473	+10% $11,866
Rate	-1.0pp $10,052	-0.5pp $8,581	base $7,081	+0.5pp $5,552	+1.0pp $3,996

50-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 30× units	1	1	$34,470
▸ 20× units	2	1	$26,100
Total (50 units)			$60,575

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: $1,475,000
• Closing costs: $177,000
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-21
   days on market $5,900,000 Active 236 DOM
2. 2026-06-18
   days on market $5,900,000 Active 233 DOM
3. 2026-06-17
   days on market $5,900,000 Active 232 DOM
4. 2026-06-16
   days on market $5,900,000 Active 231 DOM
5. 2026-06-15
   days on market $5,900,000 Active 230 DOM
6. 2026-06-13
   days on market $5,900,000 Active 228 DOM
7. 2026-06-09
   days on market $5,900,000 Active 224 DOM
8. 2026-06-08
   days on market $5,900,000 Active 223 DOM
9. 2026-06-07
   days on market $5,900,000 Active 222 DOM
10. 2026-06-03
    days on market $5,900,000 Active 218 DOM
11. 2026-06-02
    days on market $5,900,000 Active 217 DOM
12. 2026-06-01
    days on market $5,900,000 Active 216 DOM
13. 2026-05-31
    days on market $5,900,000 Active 215 DOM
14. 2026-04-21
    status Active 953-char remark

    Show marketing remark (953 chars)

    Concord Place is a 50-unit property that is positioned for immediate rent growth with below-market rents and strong local demographics, allowing new ownership to implement a value-add strategy and push rents through targeted renovations. • Built in 1966, Renovated in 2017-2018 (new roofs in 2022) • 5 Buildings, 50 total units across 2.09 acres • Mix of 1- and 2- bedroom units (60% two-bedrooms) • Avg. in-place rent: $960/ unit (below market rents of $1,094 for 1BR and $1,355 for 2BR) • 96% occupancy with strong in-place cash flow • Recent capex expenditures over 500,000, including new roofs, interior upgrades, and exterior improvements • Value-add potential through interior updates and adding washers/ dryers in units (currently only 2 units equipped) • Prime location near Lindbergh Blvd, Tesson Ferry Rd, and I-270 with nearby developments like Tesson Ridge and new retail (including Chick-fil-a)

15. 2026-03-10
    price $5,900,000 953-char remark

    Show marketing remark (953 chars)

    Concord Place is a 50-unit property that is positioned for immediate rent growth with below-market rents and strong local demographics, allowing new ownership to implement a value-add strategy and push rents through targeted renovations. • Built in 1966, Renovated in 2017-2018 (new roofs in 2022) • 5 Buildings, 50 total units across 2.09 acres • Mix of 1- and 2- bedroom units (60% two-bedrooms) • Avg. in-place rent: $960/ unit (below market rents of $1,094 for 1BR and $1,355 for 2BR) • 96% occupancy with strong in-place cash flow • Recent capex expenditures over 500,000, including new roofs, interior upgrades, and exterior improvements • Value-add potential through interior updates and adding washers/ dryers in units (currently only 2 units equipped) • Prime location near Lindbergh Blvd, Tesson Ferry Rd, and I-270 with nearby developments like Tesson Ridge and new retail (including Chick-fil-a)

16. 2026-02-02
    price $6,100,000 953-char remark

    Show marketing remark (953 chars)

    Concord Place is a 50-unit property that is positioned for immediate rent growth with below-market rents and strong local demographics, allowing new ownership to implement a value-add strategy and push rents through targeted renovations. • Built in 1966, Renovated in 2017-2018 (new roofs in 2022) • 5 Buildings, 50 total units across 2.09 acres • Mix of 1- and 2- bedroom units (60% two-bedrooms) • Avg. in-place rent: $960/ unit (below market rents of $1,094 for 1BR and $1,355 for 2BR) • 96% occupancy with strong in-place cash flow • Recent capex expenditures over 500,000, including new roofs, interior upgrades, and exterior improvements • Value-add potential through interior updates and adding washers/ dryers in units (currently only 2 units equipped) • Prime location near Lindbergh Blvd, Tesson Ferry Rd, and I-270 with nearby developments like Tesson Ridge and new retail (including Chick-fil-a)

17. 2026-01-21
    price $6,300,000 953-char remark

    Show marketing remark (953 chars)

    Concord Place is a 50-unit property that is positioned for immediate rent growth with below-market rents and strong local demographics, allowing new ownership to implement a value-add strategy and push rents through targeted renovations. • Built in 1966, Renovated in 2017-2018 (new roofs in 2022) • 5 Buildings, 50 total units across 2.09 acres • Mix of 1- and 2- bedroom units (60% two-bedrooms) • Avg. in-place rent: $960/ unit (below market rents of $1,094 for 1BR and $1,355 for 2BR) • 96% occupancy with strong in-place cash flow • Recent capex expenditures over 500,000, including new roofs, interior upgrades, and exterior improvements • Value-add potential through interior updates and adding washers/ dryers in units (currently only 2 units equipped) • Prime location near Lindbergh Blvd, Tesson Ferry Rd, and I-270 with nearby developments like Tesson Ridge and new retail (including Chick-fil-a)

18. 2026-01-15
    historical $995
19. 2025-12-16
    listed $995
20. 2025-11-25
    price $6,400,000 953-char remark

    Show marketing remark (953 chars)

    Concord Place is a 50-unit property that is positioned for immediate rent growth with below-market rents and strong local demographics, allowing new ownership to implement a value-add strategy and push rents through targeted renovations. • Built in 1966, Renovated in 2017-2018 (new roofs in 2022) • 5 Buildings, 50 total units across 2.09 acres • Mix of 1- and 2- bedroom units (60% two-bedrooms) • Avg. in-place rent: $960/ unit (below market rents of $1,094 for 1BR and $1,355 for 2BR) • 96% occupancy with strong in-place cash flow • Recent capex expenditures over 500,000, including new roofs, interior upgrades, and exterior improvements • Value-add potential through interior updates and adding washers/ dryers in units (currently only 2 units equipped) • Prime location near Lindbergh Blvd, Tesson Ferry Rd, and I-270 with nearby developments like Tesson Ridge and new retail (including Chick-fil-a)

21. 2025-10-07
    listed $6,500,000 Active 953-char remark

    Show marketing remark (953 chars)

    Concord Place is a 50-unit property that is positioned for immediate rent growth with below-market rents and strong local demographics, allowing new ownership to implement a value-add strategy and push rents through targeted renovations. • Built in 1966, Renovated in 2017-2018 (new roofs in 2022) • 5 Buildings, 50 total units across 2.09 acres • Mix of 1- and 2- bedroom units (60% two-bedrooms) • Avg. in-place rent: $960/ unit (below market rents of $1,094 for 1BR and $1,355 for 2BR) • 96% occupancy with strong in-place cash flow • Recent capex expenditures over 500,000, including new roofs, interior upgrades, and exterior improvements • Value-add potential through interior updates and adding washers/ dryers in units (currently only 2 units equipped) • Prime location near Lindbergh Blvd, Tesson Ferry Rd, and I-270 with nearby developments like Tesson Ridge and new retail (including Chick-fil-a)

22. 2025-10-07
    historical $6,500,000 953-char remark

    Show marketing remark (953 chars)

    Concord Place is a 50-unit property that is positioned for immediate rent growth with below-market rents and strong local demographics, allowing new ownership to implement a value-add strategy and push rents through targeted renovations. • Built in 1966, Renovated in 2017-2018 (new roofs in 2022) • 5 Buildings, 50 total units across 2.09 acres • Mix of 1- and 2- bedroom units (60% two-bedrooms) • Avg. in-place rent: $960/ unit (below market rents of $1,094 for 1BR and $1,355 for 2BR) • 96% occupancy with strong in-place cash flow • Recent capex expenditures over 500,000, including new roofs, interior upgrades, and exterior improvements • Value-add potential through interior updates and adding washers/ dryers in units (currently only 2 units equipped) • Prime location near Lindbergh Blvd, Tesson Ferry Rd, and I-270 with nearby developments like Tesson Ridge and new retail (including Chick-fil-a)

23. 2025-09-13
    historical $995
24. 2025-08-29
    listed $995
25. 2025-08-29
    historical $995
26. 2025-07-14
    listed $995
27. 2025-03-13
    historical $1,100
28. 2025-03-13
    listed $1,100
29. 2025-01-15
    historical $995
30. 2025-01-09
    listed $995
31. 2024-12-08
    historical $995
32. 2024-12-07
    listed $995
33. 2024-11-07
    historical $995
34. 2024-11-07
    listed $995
35. 2024-10-28
    historical $995
36. 2024-10-23
    listed $995
37. 2024-10-17
    historical $995
38. 2024-10-17
    listed $995
39. 2024-09-23
    historical $995
40. 2024-09-23
    listed $995
41. 2023-12-20
    historical $1,195
42. 2023-12-20
    listed $1,195
43. 2022-06-30
    price $950

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $726,900
• − Mortgage interest: −$330,492
• − Property taxes: −$88,500
• − Insurance: −$29,500
• − Repairs & maintenance: −$58,152
• − Management: −$58,152
• − Depreciation: −$171,636
• Taxable loss: −$9,532
• Est. tax savings @ 24.0%: +$2,288
• After-tax cash flow: $87,256/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

Concord Place is a well-maintained, 50-unit apartment complex with good condition and recent renovations. It offers a strong rental opportunity with below-market rents and strong local demographics.

Value-add opportunities

• Both landscaping improvements — enhances curb appeal and rental value
• Both interior updates — modernizes the space and attracts more tenants

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping improvements — enhances curb appeal and rental value ↑
• Both interior updates — modernizes the space and attracts more tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lindbergh Schools
• NCES district ID: 2918690
• Math proficiency: 41% ▼ -18.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $66,145
• Composite: 42.62/100
• National rank: #3186
• State rank: #38 of 324 in MO

Livability — Concord

• Score: 68/100
• State rank: #175
• US rank: #9260

Category grades

Amenities F Commute F Cost of living A- Crime B Employment A+ Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Concord, MO
• County: Saint Louis County · 888,823 people
• City population: 30,540
• Metro: St. Louis, MO-IL
• Population (ZIP): 30,540
• Household income: $92,359
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 729.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 1% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -228.34%
• Current HPI: 211.4603
• Rent YoY: ▲ 2.05%
• 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

+493623.8% since first listed

30 events — show timeline

• 2026-04-21 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-10 Price Changed $5,900,000 MARIS as Distributed by MLS Grid
• 2026-02-02 Price Changed $6,100,000 MARIS as Distributed by MLS Grid
• 2026-01-21 Price Changed $6,300,000 MARIS as Distributed by MLS Grid
• 2026-01-15 Rental Removed $995 BUILDIUM
• 2025-12-16 Listed for Rent $995 BUILDIUM
• 2025-11-25 Price Changed $6,400,000 MARIS as Distributed by MLS Grid
• 2025-10-07 Listed $6,500,000 MARIS as Distributed by MLS Grid
• 2025-10-07 Coming Soon $6,500,000 MARIS as Distributed by MLS Grid
• 2025-09-13 Rental Removed $995 BUILDIUM
• 2025-08-29 Listed for Rent $995 BUILDIUM
• 2025-08-29 Rental Removed $995 BUILDIUM
• 2025-07-14 Listed for Rent $995 BUILDIUM
• 2025-03-13 Rental Removed $1,100 BUILDIUM
• 2025-03-13 Listed for Rent $1,100 BUILDIUM
• 2025-01-15 Rental Removed $995 BUILDIUM
• 2025-01-09 Listed for Rent $995 BUILDIUM
• 2024-12-08 Rental Removed $995 BUILDIUM
• 2024-12-07 Listed for Rent $995 BUILDIUM
• 2024-11-07 Rental Removed $995 BUILDIUM
• 2024-11-07 Listed for Rent $995 BUILDIUM
• 2024-10-28 Rental Removed $995 BUILDIUM
• 2024-10-23 Listed for Rent $995 BUILDIUM
• 2024-10-17 Rental Removed $995 BUILDIUM
• 2024-10-17 Listed for Rent $995 BUILDIUM
• 2024-09-23 Rental Removed $995 BUILDIUM
• 2024-09-23 Listed for Rent $995 BUILDIUM
• 2023-12-20 Rental Removed $1,195 BUILDIUM
• 2023-12-20 Listed for Rent $1,195 BUILDIUM
• 2022-06-30 Price Changed $950 BUILDIUM