5026 - 5028 Chippewa · St. Louis, MO 63109

$335,000

16 bd · 16.0 ba · 2,856 sqft · MultiFamily · 360 Days on market

Built 1926 Good condition 6,098 sqft lot $117/sqft · 13% below area Est $385k · 13% under ↓ 16% since listing

---

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 +18.1/30.0
• ARV discount +13.3/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +0.6/10.0
• 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.
• This rent per unit is only 14% of the median local income ($70k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive. Per door: $73/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $330k (1.5% below list).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.9% 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.
• Zoned schools: Buder Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 403 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 220 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

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 360 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 360 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: 0.99% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $384,786
• List price: $335,000
• Delta: -12.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5018 Pernod	0.24mi	16/16.0	3,500 (+22%)	9mo	$395,000	$113	56
4004 Keokuk Unit 4004/4006	1.27mi	16/16.0	2,580 (-10%)	11mo	$180,000	$70	40
5401 Walsh St	0.72mi	16/16.0	3,332 (+17%)	8mo	$409,900	$123	35
3914 Watson Rd	1.29mi	16/16.0	3,384 (+18%)	10mo	$450,000	$133	32
2707 Dalton Ave	1.37mi	15/9.0 (-1)	3,096 (+8%)	2mo	$549,000	$177	30

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-35,644
• Equity at exit: $49,950

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-6,897
• 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 →

Active competition Active MLS

• For sale now: 7 active · 3 under contract
• Median asking: $408,999 ($131/sqft)
• Median days on market: 24 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 63109

• Active inventory: 220
• Price-to-rent: 33.8×

Monthly cashflow live

• Estimated rent: $3,300 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $292

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,300
Total (4 units)			$3,300

Break-even live

Break-even rent $2,931

Max offer price $335,000

Occupancy floor 86%

Sensitivity live

Price	-10% $523	-5% $408	+0% $292	+5% $176	+10% $60
Rent	-10% $31	-5% $162	+0% $292	+5% $422	+10% $553
Rate	-1.0pp $461	-0.5pp $377	base $292	+0.5pp $205	+1.0pp $117

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5026 Chippewa St Unit A St. Louis, MO	1.0	1.0	715	$750	$1.05	13d	1	0.03mi
5028 Chippewa St Unit A St. Louis, MO	1.0	1.0	714	$825	$1.16	73d	1	0.03mi
5028 Chippewa St Unit A St. Louis, MO	1.0	1.0	714	$750	$1.05	13d	1	0.03mi
5044 Lindenwood Ave Unit 5044 St. Louis, MO	1.0	1.0	728	$950	$1.30	93d	1	0.10mi
3915 Hereford St Unit 3915 2N 728 St. Louis, MO	—	1.0	440	$795	$1.81	18d	1	0.10mi
5046 Lindenwood Ave Unit 5046 St. Louis, MO	1.0	1.0	728	$950	$1.30	93d	1	0.10mi
3918 Hereford St Unit 3918 2N 341 St. Louis, MO	—	1.0	450	$750	$1.67	67d	1	0.11mi
5000 Lindenwood Ave Unit 5000 Lindenwood 1FL St. Louis, MO	1.0	1.0	750	$850	$1.13	73d	1	0.12mi
5000 Lindenwood Ave Unit 5002 Lindenwood 1FL St. Louis, MO	1.0	1.0	750	$850	$1.13	57d	1	0.12mi
4215 Lawn Ave Unit 2S St. Louis, MO	—	1.0	350	$600	$1.71	93d	1	0.15mi
4909 Winona Ave Unit 2w St. Louis, MO	1.0	1.0	700	$800	$1.14	93d	1	0.20mi
3705 Hereford St Apt 1N St. Louis, MO	—	1.0	500	$650	$1.30	71d	1	0.22mi
3706 Hereford St Unit 1s St. Louis, MO	1.0	1.0	750	$775	$1.03	42d	1	0.22mi
3706 Hereford St Unit 2s St. Louis, MO	1.0	1.0	750	$795	$1.06	42d	1	0.22mi
4909 Lindenwood Ave Apt 102 St. Louis, MO	1.0	1.0	574	$1,095	$1.91	93d	1	0.24mi
4909 Lindenwood Ave Apt 209 St. Louis, MO	1.0	1.0	458	$950	$2.07	42d	1	0.24mi
5001 Tholozan Ave Unit 2E St. Louis, MO	1.0	1.0	700	$950	$1.36	57d	1	0.26mi
5042 Pernod Ave Unit 1F St. Louis, MO	1.0	1.0	717	$900	$1.26	67d	1	0.27mi
5042 Pernod Ave Unit 2F St. Louis, MO	—	1.0	717	$800	$1.12	57d	1	0.27mi
5042 Pernod Ave Saint Louis, MO	1.0	1.0	717	$800	$1.12	53d	1	0.27mi
5335 Bancroft Ave Apt 2E St. Louis, MO	1.0	1.0	697	$950	$1.36	73d	1	0.27mi
5335 Bancroft Ave Apt 2W St. Louis, MO	1.0	1.0	697	$850	$1.22	57d	1	0.27mi
4500 S Kingshighway Blvd Unit 02 1002 St. Louis, MO	1.0	1.0	520	$1,195	$2.30	22d	1	0.27mi
5000 Oleatha Ave #5002 St. Louis, MO	1.0	1.0	716	$1,095	$1.53	24d	1	0.39mi
3537 S Kingshighway Blvd Unit 12 St. Louis, MO	—	1.0	560	$1,095	$1.96	93d	1	0.42mi
3537 S Kingshighway Blvd Unit 06-6 St. Louis, MO	—	1.0	565	$895	$1.58	93d	1	0.43mi
5515 Chippewa St Unit A St. Louis, MO	1.0	1.0	700	$900	$1.29	93d	1	0.47mi
4902 Itaska St Unit 25 St. Louis, MO	1.0	1.0	500	$740	$1.48	22d	1	0.53mi
4917 Potomac St St. Louis, MO	1.0	1.0	431	$745	$1.73	22d	1	0.53mi
4917 Potomac St St. Louis, MO	1.0	1.0	431	$745	$1.73	24d	1	0.53mi
4917 Potomac St St. Louis, MO	1.0	1.0	431	$745	$1.73	29d	1	0.53mi
4915 Potomac St St. Louis, MO	1.0	1.0	431	$725	$1.68	93d	1	0.53mi
4407 Chippewa St Unit C St. Louis, MO	1.0	1.0	400	$795	$1.99	73d	1	0.59mi
4446 Itaska St Saint Louis, MO	2.0	1.0	732	$1,195	$1.63	48d	1	0.61mi
4381 Chippewa St Unit B St. Louis, MO	1.0	1.0	400	$600	$1.50	93d	1	0.61mi
4377 Chippewa St Unit G St. Louis, MO	1.0	1.0	400	$600	$1.50	93d	1	0.61mi
4448 Oleatha Ave St. Louis, MO	1.0	1.0	720	$950	$1.32	69d	1	0.66mi
5353 Walsh St Unit 2B St. Louis, MO	1.0	1.0	570	$795	$1.39	93d	1	0.68mi
4341 Morganford Rd Saint Louis, MO	1.0	1.0	750	$799	$1.07	93d	1	0.72mi
4321 Morganford Rd Saint Louis, MO	1.0	1.0	675	$649	$0.96	23d	2	0.72mi

Listing history 50 events

1. 2026-08-08
   days on market $335,000 Active 360 DOM
2. 2026-08-07
   days on market $335,000 Active 359 DOM
3. 2026-08-06
   days on market $335,000 Active 358 DOM
4. 2026-08-05
   days on market $335,000 Active 357 DOM
5. 2026-08-04
   days on market $335,000 Active 356 DOM
6. 2026-08-03
   days on market $335,000 Active 355 DOM
7. 2026-07-31
   days on market $335,000 Active 352 DOM
8. 2026-07-30
   days on market $335,000 Active 351 DOM
9. 2026-07-30
   days on market $335,000 Active 350 DOM
10. 2026-07-28
    days on market $335,000 Active 349 DOM
11. 2026-07-26
    days on market $335,000 Active 347 DOM
12. 2026-07-24
    days on market $335,000 Active 345 DOM
13. 2026-07-23
    days on market $335,000 Active 344 DOM
14. 2026-07-22
    days on market $335,000 Active 343 DOM
15. 2026-07-21
    days on market $335,000 Active 342 DOM
16. 2026-07-20
    days on market $335,000 Active 341 DOM
17. 2026-07-18
    days on market $335,000 Active 339 DOM
18. 2026-07-18
    days on market $335,000 Active 338 DOM
19. 2026-07-16
    days on market $335,000 Active 337 DOM
20. 2026-07-15
    days on market $335,000 Active 336 DOM
21. 2026-07-14
    days on market $335,000 Active 335 DOM
22. 2026-07-13
    days on market $335,000 Active 334 DOM
23. 2026-07-13
    days on market $335,000 Active 333 DOM
24. 2026-07-11
    days on market $335,000 Active 332 DOM
25. 2026-07-10
    days on market $335,000 Active 331 DOM
26. 2026-07-09
    days on market $335,000 Active 330 DOM
27. 2026-07-07
    days on market $335,000 Active 328 DOM
28. 2026-07-06
    days on market $335,000 Active 327 DOM
29. 2026-07-05
    days on market $335,000 Active 326 DOM
30. 2026-07-03
    days on market $335,000 Active 324 DOM
31. 2026-07-02
    days on market $335,000 Active 323 DOM
32. 2026-07-01
    days on market $335,000 Active 322 DOM
33. 2026-06-30
    days on market $335,000 Active 321 DOM
34. 2026-06-29
    days on market $335,000 Active 320 DOM
35. 2026-06-28
    days on market $335,000 Active 319 DOM
36. 2026-06-27
    days on market $335,000 Active 318 DOM
37. 2026-06-26
    days on market $335,000 Active 317 DOM
38. 2026-06-24
    days on market $335,000 Active 315 DOM
39. 2026-06-21
    days on market $335,000 Active 312 DOM
40. 2026-06-18
    days on market $335,000 Active 309 DOM
41. 2026-06-17
    days on market $335,000 Active 308 DOM
42. 2026-06-16
    days on market $335,000 Active 307 DOM
43. 2026-06-15
    days on market $335,000 Active 306 DOM
44. 2026-06-13
    days on market $335,000 Active 304 DOM
45. 2026-06-09
    days on market $335,000 Active 300 DOM
46. 2026-06-08
    days on market $335,000 Active 299 DOM
47. 2026-06-08
    days on market $335,000 Active 298 DOM
48. 2026-06-05
    days on market $335,000 Active 295 DOM
49. 2026-06-03
    days on market $335,000 Active 294 DOM
50. 2026-06-02
    days on market $335,000 Active 293 DOM

ⓘ 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: $39,600
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$9,745
• Taxable loss: −$1,947
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $3,970/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 Est. rehab $14,280–$42,840 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 6/100

Zoned Schools

Elementary Humboldt Acad Of Higher Lrning F MO #1,072/1,115 Nat'l #40,579/41,679 Middle Long Middle Community Ed. Ctr. F MO #378/391 Nat'l #13,582/14,009 High Roosevelt High F MO #517/521 Nat'l #16,861/17,239

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 · 315,737 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: 8% of renters

---

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: —
• 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

-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