207 S 5th St · Louisiana, MO 63353

$1,100,000

2 bd · 16.0 ba · 11,728 sqft · MultiFamily public records · 173 Days on market

Built 1978 0.37 ac lot ↓ 21% 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
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.3/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 16 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

Exceptional investment opportunity featuring a well-maintained, 16-unit, all-brick apartment complex comprised of two-bedroom apartments, thoughtfully designed for residents (62 years of age and older). The community is centered around a serene courtyard with beautifully maintained landscaping, creating a welcoming and peaceful environment. This property operates under a multi-year Housing Assistance Payment (HAP) contract through the U. S. Department of Housing and Urban Development, making it eligible for automatic annual OCAF rent increases—providing stable, predictable income. The complex maintains near full occupancy, with 15 of 16 units leased to long-standing residents, supporting strong and dependable cash flow. Residents enjoy clean, functional living with coin-operated laundry facilities on both the upper and lower levels. The complex offers handicap-accessible features and is conveniently located near local amenities, including coffee shops, restaurants, clinics, and retail, providing excellent walkability and everyday convenience for residents.

Key facts

• 0.37 acre lot
• Built 1978
• Listed 172 days

What this means for you Summary

Snapshot

• This is a 16 × 2-bed/1.0-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $8k ($98k/yr) — positive. Per door: $509/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.10M).
• Recommended offer: $968k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 8.4% in Louisiana — 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 71/100 on livability (#105 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Louisiana R-II (town): math 31% / reading 39% proficiency, ranked #227 of 324 in MO (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Louisiana Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 322 students, 74% FRL); Louisiana Middle (math 42% / reading 42%, grade D-, #149 of 391 statewide, top 41%, 173 students, 74% FRL); Louisiana High (math 17% / reading 44%, grade F, #373 of 521 statewide, top 72%, 226 students, 62% FRL).
• Market conditions: 32 active listings in the ZIP; 38 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $33k of value loss. Plan a longer hold.
• Pike County population projected to shrink 7% 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 $308k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($968k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $300k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $968,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1978 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.71% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.71%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.6%
• Equity multiple: 2.10×
• Total profit: $339,815
• Equity at exit: $164,014

10-year hold

• IRR: 34.2%
• Equity multiple: 4.12×
• Total profit: $962,239
• Equity at exit: $95,108

Cash invested: $308,000 (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 63353

• Home prices YoY: -5.0%
• Active inventory: 32
• Price-to-rent: 78.1×

Monthly cashflow live

• Estimated rent: $18,781 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$472 /mo · $5,662/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,944
• Net cashflow: $8,138

Break-even live

Break-even rent $8,479

Max offer price $1,100,000

Occupancy floor 52%

Sensitivity live

Price	-10% $8,761	-5% $8,450	+0% $8,138	+5% $7,827	+10% $7,516
Rent	-10% $6,655	-5% $7,396	+0% $8,138	+5% $8,880	+10% $9,622
Rate	-1.0pp $8,692	-0.5pp $8,418	base $8,138	+0.5pp $7,853	+1.0pp $7,563

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

Units	Beds	Baths	Est. rent
▸ 16× units	2	1	$18,784
Total (16 units)			$18,781

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $1,100,000 Active 173 DOM
2. 2026-06-21
   days on market $1,100,000 Active 172 DOM
3. 2026-06-21
   days on market $1,100,000 Active 171 DOM
4. 2026-06-18
   days on market $1,100,000 Active 169 DOM
5. 2026-06-17
   days on market $1,100,000 Active 168 DOM
6. 2026-06-16
   days on market $1,100,000 Active 167 DOM
7. 2026-06-15
   days on market $1,100,000 Active 166 DOM
8. 2026-06-13
   days on market $1,100,000 Active 164 DOM
9. 2026-06-12
   days on market $1,100,000 Active 163 DOM
10. 2026-06-09
    days on market $1,100,000 Active 160 DOM
11. 2026-06-08
    days on market $1,100,000 Active 159 DOM
12. 2026-06-07
    days on market $1,100,000 Active 158 DOM
13. 2026-06-07
    days on market $1,100,000 Active 157 DOM
14. 2026-06-04
    days on market $1,100,000 Active 154 DOM
15. 2026-06-02
    days on market $1,100,000 Active 153 DOM
16. 2026-06-01
    days on market $1,100,000 Active 152 DOM
17. 2026-05-31
    days on market $1,100,000 Active 151 DOM
18. 2026-04-12
    price $1,100,000 1078-char remark

    Show marketing remark (1080 chars)

    Exceptional investment opportunity featuring a well-maintained, 16-unit, all-brick apartment complex comprised of two-bedroom apartments, thoughtfully designed for residents (62 years of age and older). The community is centered around a serene courtyard with beautifully maintained landscaping, creating a welcoming and peaceful environment. This property operates under a multi-year Housing Assistance Payment (HAP) contract through the U.S. Department of Housing and Urban Development, making it eligible for automatic annual OCAF rent increases—providing stable, predictable income. The complex maintains near full occupancy, with 15 of 16 units leased to long-standing residents, supporting strong and dependable cash flow. Residents enjoy clean, functional living with coin-operated laundry facilities on both the upper and lower levels. The complex offers handicap-accessible features and is conveniently located near local amenities, including coffee shops, restaurants, clinics, and retail, providing excellent walkability and everyday convenience for residents.

19. 2026-04-12
    price $1,100,000 1080-char remark

    Show marketing remark (1080 chars)

    Exceptional investment opportunity featuring a well-maintained, 16-unit, all-brick apartment complex comprised of two-bedroom apartments, thoughtfully designed for residents (62 years of age and older). The community is centered around a serene courtyard with beautifully maintained landscaping, creating a welcoming and peaceful environment. This property operates under a multi-year Housing Assistance Payment (HAP) contract through the U.S. Department of Housing and Urban Development, making it eligible for automatic annual OCAF rent increases—providing stable, predictable income. The complex maintains near full occupancy, with 15 of 16 units leased to long-standing residents, supporting strong and dependable cash flow. Residents enjoy clean, functional living with coin-operated laundry facilities on both the upper and lower levels. The complex offers handicap-accessible features and is conveniently located near local amenities, including coffee shops, restaurants, clinics, and retail, providing excellent walkability and everyday convenience for residents.

20. 2026-01-03
    listed $1,400,000 Active 1078-char remark

    Show marketing remark (1078 chars)

    Exceptional investment opportunity featuring a well-maintained, 16-unit, all-brick apartment complex comprised of two-bedroom apartments, thoughtfully designed for residents (62 years of age and older). The community is centered around a serene courtyard with beautifully maintained landscaping, creating a welcoming and peaceful environment. This property operates under a multi-year Housing Assistance Payment (HAP) contract through the U. S. Department of Housing and Urban Development, making it eligible for automatic annual OCAF rent increases—providing stable, predictable income. The complex maintains near full occupancy, with 15 of 16 units leased to long-standing residents, supporting strong and dependable cash flow. Residents enjoy clean, functional living with coin-operated laundry facilities on both the upper and lower levels. The complex offers handicap-accessible features and is conveniently located near local amenities, including coffee shops, restaurants, clinics, and retail, providing excellent walkability and everyday convenience for residents.

21. 2026-01-01
    listed $1,400,000 Active 1080-char remark

    Show marketing remark (1080 chars)

    Exceptional investment opportunity featuring a well-maintained, 16-unit, all-brick apartment complex comprised of two-bedroom apartments, thoughtfully designed for residents (62 years of age and older). The community is centered around a serene courtyard with beautifully maintained landscaping, creating a welcoming and peaceful environment. This property operates under a multi-year Housing Assistance Payment (HAP) contract through the U.S. Department of Housing and Urban Development, making it eligible for automatic annual OCAF rent increases—providing stable, predictable income. The complex maintains near full occupancy, with 15 of 16 units leased to long-standing residents, supporting strong and dependable cash flow. Residents enjoy clean, functional living with coin-operated laundry facilities on both the upper and lower levels. The complex offers handicap-accessible features and is conveniently located near local amenities, including coffee shops, restaurants, clinics, and retail, providing excellent walkability and everyday convenience for residents.

22. 2026-01-01
    historical $1,400,000 1080-char remark

    Show marketing remark (1080 chars)

    Exceptional investment opportunity featuring a well-maintained, 16-unit, all-brick apartment complex comprised of two-bedroom apartments, thoughtfully designed for residents (62 years of age and older). The community is centered around a serene courtyard with beautifully maintained landscaping, creating a welcoming and peaceful environment. This property operates under a multi-year Housing Assistance Payment (HAP) contract through the U.S. Department of Housing and Urban Development, making it eligible for automatic annual OCAF rent increases—providing stable, predictable income. The complex maintains near full occupancy, with 15 of 16 units leased to long-standing residents, supporting strong and dependable cash flow. Residents enjoy clean, functional living with coin-operated laundry facilities on both the upper and lower levels. The complex offers handicap-accessible features and is conveniently located near local amenities, including coffee shops, restaurants, clinics, and retail, providing excellent walkability and everyday convenience for residents.

23. 1978-06-01
    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: $5,662 · $472/mo
• Projected year-2 tax: $10,670 · $889/mo
• Expected delta: +$5,008/yr (+$417/mo · 88.5%)

ⓘ 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) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $225,372
• − Mortgage interest: −$61,617
• − Property taxes: −$5,662
• − Insurance: −$5,500
• − Repairs & maintenance: −$18,030
• − Management: −$18,030
• − Depreciation: −$32,000
• Taxable income: $84,534
• Est. tax owed @ 24.0%: −$20,288
• After-tax cash flow: $77,372/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: Louisiana R-II
• NCES district ID: 2919260
• Math proficiency: 31% ▲ 1.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $37,149
• Composite: 29.1/100
• National rank: #6595
• State rank: #227 of 324 in MO

Livability — Louisiana

• Score: 71/100
• State rank: #105
• US rank: #6899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Louisiana, MO
• Population (ZIP): 4,935

Population outlook (Pike County) Hauer SSP2

• Today (2025): 17,895 people
• By 2030: 17,591 · -1.7%
• By 2040: 17,080 · -4.6%
• By 2050: 16,589 · -7.3%
• By 2075: 14,761 · -17.5%
• By 2100: 11,606 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+57.9) · D 20.7% · R 78.6%
• 2008→2024 swing: -48.0pp toward R · 2008: -9.9pp · 2024: -57.9pp
• All cycles: 2024: R+57.9 2020: R+53.9 2016: R+47.0 2012: R+27.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.40%
• Current HPI: 180.6084
• 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

-21.4% since first listed

6 events — show timeline

• 2026-04-12 Price Changed $1,100,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $1,100,000 MARIS as Distributed by MLS Grid
• 2026-01-03 Listed $1,400,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-01 Listed $1,400,000 MARIS as Distributed by MLS Grid
• 2026-01-01 Coming Soon $1,400,000 MARIS as Distributed by MLS Grid
• 1978-06-01 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $5,662 · +0.1% YoY. Source: county tax records.