2716 Sullivan Ave · St. Louis, MO 63107

$75,000

6 bd · 5.0 ba · 2,992 sqft · MultiFamily · 28 Days on market

Built 1904 Poor condition 4,403 sqft lot $25/sqft · 7% above area Est $70k · 7% over

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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 +4.2/15.0
• Appreciation +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.2/10.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment opportunity to own a brick duplex. Each unit has 3 beds and 1 1/2 baths with an unfinished basement. One side is rented for $500/month, and the other $950/month, The 2718 side was recently remodeled and has in unit laundry. Other unit has laundry hookups in the basement. Owner pays water and sewer, and tenants pay all other utilities. Being sold in as is condition at this great price - don't miss out!

Key facts

• 4,403 sq ft lot
• Built 1904
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $743/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 31.0% 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: 58 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $519 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 (-1.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($74k) 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: flood insurance adds $56/mo; built in 1904 — 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.48% ✓
• Cap rate: 30.97%
• Cash-on-cash: 88.11%
• DSCR: 4.92
• GRM: 2.4

CMA / ARV

• ARV (median comp): $69,865
• List price: $75,000
• Delta: 7.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3840 Saint Louis Ave	0.59mi	5/3.0 (-1)	2,880 (-4%)	11mo	$55,000	$19	44
3843 Saint Ferdinand Ave	0.74mi	6/2.0	2,788 (-7%)	1mo	$325,000	$117	42
3800 Greer Ave #2	0.48mi	5/2.0 (-1)	2,726 (-9%)	14mo	$79,900	$29	34
3949 Palm St	0.73mi	7/2.0 (+1)	2,620 (-12%)	9mo	$55,000	$21	21
3847 Greer Ave	0.56mi	7/2.0 (+1)	2,652 (-11%)	23mo	$195,000	$74	19

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 86.2%
• Equity multiple: 5.12×
• Total profit: $86,591
• Equity at exit: $15,434

10-year hold

• IRR: 88.6%
• Equity multiple: 10.58×
• Total profit: $201,219
• Equity at exit: $14,027

Cash invested: $21,000 (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 63107

• Home prices YoY: -1.9%
• Active inventory: 58
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,608 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $1,486

Break-even live

Break-even rent $726

Max offer price $75,000

Occupancy floor 38%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,608
Total (2 units)			$2,608

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-05
   status Pending 421-char remark

   Show marketing remark (421 chars)

   Great investment opportunity to own a brick duplex. Each unit has 3 beds and 1 1/2 baths with an unfinished basement. One side is rented for $500/month, and the other $950/month, The 2718 side was recently remodeled and has in unit laundry. Other unit has laundry hookups in the basement. Owner pays water and sewer, and tenants pay all other utilities. Being sold in as is condition at this great price - don't miss out!

2. 2026-04-28
   status Active 421-char remark

   Show marketing remark (421 chars)

   Great investment opportunity to own a brick duplex. Each unit has 3 beds and 1 1/2 baths with an unfinished basement. One side is rented for $500/month, and the other $950/month, The 2718 side was recently remodeled and has in unit laundry. Other unit has laundry hookups in the basement. Owner pays water and sewer, and tenants pay all other utilities. Being sold in as is condition at this great price - don't miss out!

3. 2026-03-24
   status Pending 421-char remark

   Show marketing remark (421 chars)

   Great investment opportunity to own a brick duplex. Each unit has 3 beds and 1 1/2 baths with an unfinished basement. One side is rented for $500/month, and the other $950/month, The 2718 side was recently remodeled and has in unit laundry. Other unit has laundry hookups in the basement. Owner pays water and sewer, and tenants pay all other utilities. Being sold in as is condition at this great price - don't miss out!

4. 2026-03-02
   listed $75,000 Active 421-char remark

   Show marketing remark (421 chars)

   Great investment opportunity to own a brick duplex. Each unit has 3 beds and 1 1/2 baths with an unfinished basement. One side is rented for $500/month, and the other $950/month, The 2718 side was recently remodeled and has in unit laundry. Other unit has laundry hookups in the basement. Owner pays water and sewer, and tenants pay all other utilities. Being sold in as is condition at this great price - don't miss out!

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $31,296
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$1,042
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$2,182
• Taxable income: $17,739
• Est. tax owed @ 24.0%: −$4,257
• After-tax cash flow: $13,580/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 · 11 photos

Poor 20/100 Extensive rehab

This two-unit brick duplex requires extensive repairs and updates to bring it up to modern standards, significantly increasing its resale and rental value.

Repairs flagged

• Major Roof — Signs of wear and potential leaks.
• Major Exterior Siding — Missing siding and peeling brick.
• Major Front Porch — Dilapidated and in poor condition.
• Major Kitchen Flooring — Worn and carpeted.
• Major Bathroom Fixtures — Outdated and stained.
• Major Interior Walls — Peeling paint and signs of wear.
• Major Water Heater — Appears old and may need replacement.
• Major Furnace — Appears old and may need replacement.

Value-add opportunities

• Both Landscaping and curb appeal — A well-maintained yard and curb appeal can attract more tenants and buyers.
• Both Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can significantly increase the home's value.
• Both Roof and exterior repairs — A new roof and exterior repairs will improve the home's appearance and functionality.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Signs of wear and potential leaks.	Major	$15,000–50,000
Exterior Siding · Missing siding and peeling brick.	Major	$15,000–50,000
Front Porch · Dilapidated and in poor condition.	Major	$15,000–50,000
Kitchen Flooring · Worn and carpeted.	Major	$15,000–50,000
Bathroom Fixtures · Outdated and stained.	Major	$15,000–50,000
Interior Walls · Peeling paint and signs of wear.	Major	$15,000–50,000
Water Heater · Appears old and may need replacement.	Major	$15,000–50,000
Furnace · Appears old and may need replacement.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Landscaping and curb appeal — A well-maintained yard and curb appeal can attract more tenants and buyers. ↑
• Both Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can significantly increase the home's value. ↑
• Both Roof and exterior repairs — A new roof and exterior repairs will improve the home's appearance and functionality. ↑

ⓘ 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: 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
• City population: 283,259
• Population (ZIP): 9,082

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 (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -1.75%
• Current HPI: 92.7423
• Rent YoY: —
• Metro: —
• 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

4 events — show timeline

• 2026-05-05 Pending — MARIS as Distributed by MLS Grid
• 2026-04-28 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-24 Pending — MARIS as Distributed by MLS Grid
• 2026-03-02 Listed $75,000 MARIS as Distributed by MLS Grid