5027 Chippewa St · St. Louis, MO 63109

$389,900

12 bd · 4.0 ba · 4,138 sqft · MultiFamily public records · 72 Days on market

Built 1926 4,917 sqft lot $94/sqft · 7% below area Est $419k · 7% under

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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
• ARV discount +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +3.5/5.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

This fully occupied 4-family is the perfect opportunity to start or expand your investment portfolio! Ideally located in the heart of South City’s Northampton neighborhood, you’ll love the easy access to public transportation, shopping, and local favorites like Golden Hoosier, Bud’s Pizza, Piper’s Coffee, and Uncle Bill’s...YUM! This stately brick 4-plex features consistent, functional layouts across all units, each offering a spacious living room, formal dining room, kitchen, full bath, and private bedroom. Tenants also enjoy outdoor space with a rear deck for every unit, plus charming front balconies for the two upper units. Additional highlights include a 2-car detached garage (currently rented for $100/month) and an extra parking pad for added convenience. Current rents are $900, $850, $825, and $800, providing solid income from day one. One unit is month-to-month, while the remaining three are secured with long-term leases—offering both stability and flexibility for future upside. Don’t miss this turnkey investment in one of South City’s most desirable neighborhoods!

Key facts

• Front balconies
• Extra parking pad
• Rear deck

Tags

• NORTHAMPTON NEIGHBORHOOD
• PUBLIC TRANSPORTATION
• REAR DECK
• FRONT BALCONIES
• DETACHED GARAGE
• EXTRA PARKING PAD

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $482/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $390k).
• Recommended offer: $367k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 (+4.0%/yr); 152 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $5,524/mo this rent would consume 95% of the median local household income ($70k/yr) (locally 922% 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 $3k of loan paydown is wiped out by about $12k 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 + 4.0% rent growth), your $109k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $366,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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 1926 — 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: 1.42% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.17%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (median comp): $418,914
• List price: $389,900
• Delta: -6.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.59×
• Total profit: $64,920
• Equity at exit: $58,135

10-year hold

• IRR: 24.1%
• Equity multiple: 3.17×
• Total profit: $237,215
• Equity at exit: $33,711

Cash invested: $109,172 (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 63109

• Rents YoY: 4.0%
• Active inventory: 152
• Price-to-rent: 23.5×

Monthly cashflow live

• Estimated rent: $5,524 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$231 /mo · $2,769/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,160
• Net cashflow: $1,926

Break-even live

Break-even rent $3,086

Max offer price $389,900

Occupancy floor 60%

Sensitivity live

Price	-10% $2,147	-5% $2,036	+0% $1,926	+5% $1,816	+10% $1,705
Rent	-10% $1,490	-5% $1,708	+0% $1,926	+5% $2,144	+10% $2,363
Rate	-1.0pp $2,122	-0.5pp $2,025	base $1,926	+0.5pp $1,825	+1.0pp $1,722

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$5,524
Total (4 units)			$5,524

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $389,900 Active 72 DOM
2. 2026-06-17
   days on market $389,900 Active 71 DOM
3. 2026-06-16
   days on market $389,900 Active 70 DOM
4. 2026-06-15
   days on market $389,900 Active 69 DOM
5. 2026-06-13
   days on market $389,900 Active 67 DOM
6. 2026-06-09
   days on market $389,900 Active 63 DOM
7. 2026-06-08
   days on market $389,900 Active 62 DOM
8. 2026-06-08
   days on market $389,900 Active 61 DOM
9. 2026-06-05
   pricedays on market $389,900 Active 58 DOM
10. 2026-06-03
    days on market $395,000 Active 57 DOM
11. 2026-06-02
    days on market $395,000 Active 56 DOM
12. 2026-06-01
    days on market $395,000 Active 55 DOM
13. 2026-05-31
    days on market $395,000 Active 54 DOM
14. 2026-04-07
    listed $395,000 Active 1136-char remark

    Show marketing remark (1136 chars)

    This fully occupied 4-family is the perfect opportunity to start or expand your investment portfolio! Ideally located in the heart of South City’s Northampton neighborhood, you’ll love the easy access to public transportation, shopping, and local favorites like Golden Hoosier, Bud’s Pizza, Piper’s Coffee, and Uncle Bill’s...YUM! This stately brick 4-plex features consistent, functional layouts across all units, each offering a spacious living room, formal dining room, kitchen, full bath, and private bedroom. Tenants also enjoy outdoor space with a rear deck for every unit, plus charming front balconies for the two upper units. Additional highlights include a 2-car detached garage (currently rented for $100/month) and an extra parking pad for added convenience. Current rents are $900, $850, $825, and $800, providing solid income from day one. One unit is month-to-month, while the remaining three are secured with long-term leases—offering both stability and flexibility for future upside. Don’t miss this turnkey investment in one of South City’s most desirable neighborhoods!

15. 2023-11-04
    historical $795
16. 2023-10-28
    listed $795
17. 2019-09-23
    soldstatus Closed 692-char remark

    Show marketing remark (692 chars)

    This Northampton four-family would make a welcome addition to any landlord's real estate portfolio; also ideal for the smart owner occupant who wants a solid investment while basically having their living expenses completely offset by the rental income. At over 1100 square feet each, these spacious apartments all have two (!!) private bedrooms (a rare find in these parts), eat-in kitchens as well as formal dining rooms & decks off the back. Two car garage could be rented for additional monthly income + there's a two car parking pad, too. One apartment is vacant for showing purposes; others to be shown with accepted contract. Terrific investment in an even more terrific community!

18. 2019-07-28
    status Pending 692-char remark

    Show marketing remark (692 chars)

    This Northampton four-family would make a welcome addition to any landlord's real estate portfolio; also ideal for the smart owner occupant who wants a solid investment while basically having their living expenses completely offset by the rental income. At over 1100 square feet each, these spacious apartments all have two (!!) private bedrooms (a rare find in these parts), eat-in kitchens as well as formal dining rooms & decks off the back. Two car garage could be rented for additional monthly income + there's a two car parking pad, too. One apartment is vacant for showing purposes; others to be shown with accepted contract. Terrific investment in an even more terrific community!

19. 2019-07-25
    listed $220,000 Active 692-char remark

    Show marketing remark (692 chars)

    This Northampton four-family would make a welcome addition to any landlord's real estate portfolio; also ideal for the smart owner occupant who wants a solid investment while basically having their living expenses completely offset by the rental income. At over 1100 square feet each, these spacious apartments all have two (!!) private bedrooms (a rare find in these parts), eat-in kitchens as well as formal dining rooms & decks off the back. Two car garage could be rented for additional monthly income + there's a two car parking pad, too. One apartment is vacant for showing purposes; others to be shown with accepted contract. Terrific investment in an even more terrific community!

20. 2003-06-24
    soldstatus
21. 1997-08-18
    soldstatus

ⓘ 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: $2,769 · $231/mo
• Projected year-2 tax: $3,782 · $315/mo
• Expected delta: +$1,013/yr (+$84/mo · 36.6%)

ⓘ 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 ≥108°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: $66,288
• − Mortgage interest: −$21,840
• − Property taxes: −$2,769
• − Insurance: −$1,950
• − Repairs & maintenance: −$5,303
• − Management: −$5,303
• − Depreciation: −$11,343
• Taxable income: $17,781
• Est. tax owed @ 24.0%: −$4,267
• After-tax cash flow: $18,846/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): 25,236
• Household income: $69,938
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 922.0

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 White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 3% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -215.58%
• Current HPI: 250.5412
• Rent YoY: ▲ 3.98%
• 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

+79.5% since first listed

8 events — show timeline

• 2026-04-07 Listed $395,000 MARIS as Distributed by MLS Grid
• 2023-11-04 Rental Removed $795 APPFOLIO
• 2023-10-28 Listed for Rent $795 APPFOLIO
• 2019-09-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-07-28 Pending — MARIS as Distributed by MLS Grid
• 2019-07-25 Listed $220,000 MARIS as Distributed by MLS Grid
• 2003-06-24 Sold (Public Records) — Public Records
• 1997-08-18 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2024): $2,769 · +5.1% YoY. Source: county tax records.