5943 Kingsbury Ave · St. Louis, MO 63112

$997,000

12 bd · 6.0 ba · 7,209 sqft · MultiFamily public records · 132 Days on market

Built 1910 6,629 sqft lot $138/sqft · 18% below area Est $1218k · 18% under ↓ 49% since listing

---

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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

Six unit multifamily property available in Hot Skinker Debaliviere neighborhood. Easy access to all the great sites, Walk to Forest Park, walk the U City Loop and walk to Washington University. Spacious two and three bedroom units, lots of charm, individual systems, off street parking and much more. Please do not disturb the tenants.

Key facts

• Walk to forest park
• Off street parking
• Multifamily property

Tags

• MULTIFAMILY PROPERTY
• WALK TO FOREST PARK
• WALK TO U CITY LOOP
• WALK TO WASHINGTON UNIVERSITY
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3×2bd/1.0ba + 3×3bd/1.0ba units multifamily listed at $997k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $519/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $997k).
• Recommended offer: $877k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Rents rising (+2.4%/yr); 121 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $11,523/mo this rent would consume 304% of the median local household income ($46k/yr) (locally 1457% 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 $7k of loan paydown is wiped out by about $30k 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 + 2.4% rent growth), your $279k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($877k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $877,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1910 — 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: 1.16% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.39%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (median comp): $1,217,512
• List price: $997,000
• Delta: -18.11%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $29,400
• Equity at exit: $148,656

10-year hold

• IRR: 11.7%
• Equity multiple: 1.90×
• Total profit: $250,991
• Equity at exit: $86,202

Cash invested: $279,160 (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: 121
• Price-to-rent: 47.9×

Monthly cashflow live

• Estimated rent: $11,523 high
• Mortgage (P&I): −$5,228
• Tax from tax record: −$345 /mo · $4,138/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,420
• Net cashflow: $3,115

Break-even live

Break-even rent $7,581

Max offer price $997,000

Occupancy floor 68%

Sensitivity live

Price	-10% $3,679	-5% $3,397	+0% $3,115	+5% $2,832	+10% $2,550
Rent	-10% $2,204	-5% $2,659	+0% $3,115	+5% $3,570	+10% $4,025
Rate	-1.0pp $3,617	-0.5pp $3,368	base $3,115	+0.5pp $2,856	+1.0pp $2,593

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,199
▸ 3× units	3	1	$6,321
Total (6 units)			$11,523

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: $249,250
• Closing costs: $29,910
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $997,000 Active 132 DOM
2. 2026-06-18
   days on market $997,000 Active 129 DOM
3. 2026-06-17
   days on market $997,000 Active 128 DOM
4. 2026-06-16
   days on market $997,000 Active 127 DOM
5. 2026-06-15
   days on market $997,000 Active 126 DOM
6. 2026-06-13
   days on market $997,000 Active 124 DOM
7. 2026-06-09
   days on market $997,000 Active 120 DOM
8. 2026-06-08
   days on market $997,000 Active 119 DOM
9. 2026-06-08
   days on market $997,000 Active 118 DOM
10. 2026-06-05
    days on market $997,000 Active 115 DOM
11. 2026-06-03
    days on market $997,000 Active 114 DOM
12. 2026-06-02
    days on market $997,000 Active 113 DOM
13. 2026-06-01
    days on market $997,000 Active 112 DOM
14. 2026-05-31
    days on market $997,000 Active 111 DOM
15. 2026-02-09
    listed $997,000 Active 335-char remark

    Show marketing remark (335 chars)

    Six unit multifamily property available in Hot Skinker Debaliviere neighborhood. Easy access to all the great sites, Walk to Forest Park, walk the U City Loop and walk to Washington University. Spacious two and three bedroom units, lots of charm, individual systems, off street parking and much more. Please do not disturb the tenants.

16. 2025-07-21
    price $997,000
17. 2025-05-28
    price $1,050,000
18. 2025-05-06
    listed $1,135,000 Active
19. 2012-05-15
    soldstatus
20. 2010-03-18
    soldstatus $1,950,000
21. 2010-03-18
    soldstatus $2,187,500

ⓘ 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: $4,138 · $345/mo
• Projected year-2 tax: $9,671 · $806/mo
• Expected delta: +$5,533/yr (+$461/mo · 133.7%)

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

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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $138,276
• − Mortgage interest: −$55,848
• − Property taxes: −$4,138
• − Insurance: −$4,985
• − Repairs & maintenance: −$11,062
• − Management: −$11,062
• − Depreciation: −$29,004
• Taxable income: $22,178
• Est. tax owed @ 24.0%: −$5,323
• After-tax cash flow: $32,052/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

-48.9% since first listed

7 events — show timeline

• 2026-02-09 Listed $997,000 MARIS as Distributed by MLS Grid
• 2025-07-21 Price Changed $997,000 MARIS as Distributed by MLS Grid
• 2025-05-28 Price Changed $1,050,000 MARIS as Distributed by MLS Grid
• 2025-05-06 Listed $1,135,000 MARIS as Distributed by MLS Grid
• 2012-05-15 Sold (Public Records) — Public Records
• 2010-03-18 Sold (Public Records) $2,187,500 Public Records
• 2010-03-18 Sold (Public Records) $1,950,000 Public Records

Property tax history

+1.1%/yr

Latest (2024): $4,138 · +5.1% YoY. Source: county tax records.