5026 - 5028 Chippewa · St. Louis, MO 63109

$335,000

16 bd · 16.0 ba · 2,856 sqft · MultiFamily · 309 Days on market

Built 1926 Good condition 6,098 sqft lot $117/sqft · 10% below area Est $371k · 10% under ↓ 16% since listing

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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 +20.4/30.0
• ARV discount +11.9/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +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 well-maintained 4-unit quadplex is the perfect addition to your portfolio, offering steady rental income from fully occupied, 1-bedroom/1-bath units. Each unit features a comfortable living room, spacious eat-in kitchen with appliances, and private bedroom & bath. Tenants enjoy the sunroom, a concrete parking pad, and designated washer/dryer hookups with storage in the shared basement. Ideally located in the highly sought-after North Hampton neighborhood, this property offers both charm and convenience—close to parks, shopping, dining, and major highways. Don’t miss out on this rare, low-maintenance, income-generating property! 2nd property listed MLS#25055460. *Seller/Owner Financing is NOT an option.

Key facts

• Private bedroom
• Private bath
• Living room

Tags

• LIVING ROOM
• EAT-IN KITCHEN
• PRIVATE BEDROOM
• PRIVATE BATH
• SUNROOM
• CONCRETE PARKING PAD

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive. Per door: $109/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $335k).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 C — 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); 150 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,482/mo this rent would consume 60% 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

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 $294,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 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 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: 1.04% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $371,448
• List price: $335,000
• Delta: -9.81%
• 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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-23,017
• Equity at exit: $49,950

10-year hold

• IRR: 4.2%
• Equity multiple: 1.32×
• Total profit: $30,413
• Equity at exit: $28,965

Cash invested: $93,800 (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: 150
• Price-to-rent: 32.1×

Monthly cashflow live

• Estimated rent: $3,482 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $436

Break-even live

Break-even rent $2,931

Max offer price $335,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,484
Total (4 units)			$3,482

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $335,000 Active 309 DOM
2. 2026-06-17
   days on market $335,000 Active 308 DOM
3. 2026-06-16
   days on market $335,000 Active 307 DOM
4. 2026-06-15
   days on market $335,000 Active 306 DOM
5. 2026-06-13
   days on market $335,000 Active 304 DOM
6. 2026-06-09
   days on market $335,000 Active 300 DOM
7. 2026-06-08
   days on market $335,000 Active 299 DOM
8. 2026-06-08
   days on market $335,000 Active 298 DOM
9. 2026-06-05
   days on market $335,000 Active 295 DOM
10. 2026-06-03
    days on market $335,000 Active 294 DOM
11. 2026-06-02
    days on market $335,000 Active 293 DOM
12. 2026-06-01
    days on market $335,000 Active 292 DOM
13. 2026-06-01
    days on market $335,000 Active 291 DOM
14. 2026-03-13
    price $335,000 737-char remark

    Show marketing remark (737 chars)

    This well-maintained 4-unit quadplex is the perfect addition to your portfolio, offering steady rental income from fully occupied, 1-bedroom/1-bath units. Each unit features a comfortable living room, spacious eat-in kitchen with appliances, and private bedroom & bath. Tenants enjoy the sunroom, a concrete parking pad, and designated washer/dryer hookups with storage in the shared basement. Ideally located in the highly sought-after North Hampton neighborhood, this property offers both charm and convenience—close to parks, shopping, dining, and major highways. Don’t miss out on this rare, low-maintenance, income-generating property! 2nd property listed MLS#25055460. *Seller/Owner Financing is NOT an option.

15. 2026-01-30
    price $350,000 737-char remark

    Show marketing remark (737 chars)

    This well-maintained 4-unit quadplex is the perfect addition to your portfolio, offering steady rental income from fully occupied, 1-bedroom/1-bath units. Each unit features a comfortable living room, spacious eat-in kitchen with appliances, and private bedroom & bath. Tenants enjoy the sunroom, a concrete parking pad, and designated washer/dryer hookups with storage in the shared basement. Ideally located in the highly sought-after North Hampton neighborhood, this property offers both charm and convenience—close to parks, shopping, dining, and major highways. Don’t miss out on this rare, low-maintenance, income-generating property! 2nd property listed MLS#25055460. *Seller/Owner Financing is NOT an option.

16. 2025-09-29
    price $375,000 737-char remark

    Show marketing remark (737 chars)

    This well-maintained 4-unit quadplex is the perfect addition to your portfolio, offering steady rental income from fully occupied, 1-bedroom/1-bath units. Each unit features a comfortable living room, spacious eat-in kitchen with appliances, and private bedroom & bath. Tenants enjoy the sunroom, a concrete parking pad, and designated washer/dryer hookups with storage in the shared basement. Ideally located in the highly sought-after North Hampton neighborhood, this property offers both charm and convenience—close to parks, shopping, dining, and major highways. Don’t miss out on this rare, low-maintenance, income-generating property! 2nd property listed MLS#25055460. *Seller/Owner Financing is NOT an option.

17. 2025-08-13
    listed $400,000 Active 737-char remark

    Show marketing remark (737 chars)

    This well-maintained 4-unit quadplex is the perfect addition to your portfolio, offering steady rental income from fully occupied, 1-bedroom/1-bath units. Each unit features a comfortable living room, spacious eat-in kitchen with appliances, and private bedroom & bath. Tenants enjoy the sunroom, a concrete parking pad, and designated washer/dryer hookups with storage in the shared basement. Ideally located in the highly sought-after North Hampton neighborhood, this property offers both charm and convenience—close to parks, shopping, dining, and major highways. Don’t miss out on this rare, low-maintenance, income-generating property! 2nd property listed MLS#25055460. *Seller/Owner Financing is NOT an option.

ⓘ 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 ≥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: $41,784
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,343
• − Management: −$3,343
• − Depreciation: −$9,745
• Taxable loss: −$112
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $5,255/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 4-unit quadplex is in good condition with minor repairs needed. Fresh paint and landscaping trimming would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Landscaping — Overgrown but not severely damaged.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping trimming — Trimming overgrown areas improves curb appeal and maintains property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown but not severely damaged.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping trimming — Trimming overgrown areas improves curb appeal and maintains property value. ↑

ⓘ 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
• 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

-16.2% since first listed

4 events — show timeline

• 2026-03-13 Price Changed $335,000 MARIS as Distributed by MLS Grid
• 2026-01-30 Price Changed $350,000 MARIS as Distributed by MLS Grid
• 2025-09-29 Price Changed $375,000 MARIS as Distributed by MLS Grid
• 2025-08-13 Listed $400,000 MARIS as Distributed by MLS Grid