2519 S 9th St · St. Louis, MO 63104

$375,000

None bd · 2.0 ba · 1,632 sqft · MultiFamily public records · 8 Days on market

Built 1890 1,999 sqft lot Est $279k · 34% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Well maintained 3 family in Historic Soulard. Central heat and air in all units. All units have tenants this is an income producing building. There are 2 off street parking spaces and one tenant parks on the street. The basement is only accessible from the exterior and the tenants do not have use of basement. Electric boxes are in each unit as well as the systems. Solid building with solid tenants. Great location in the Soulard with long term tenants. Each unit is 3 rooms with a bathroom, a laundry room not pictured. Non of the tenants have washer or dryers. All three rooms have ceiling fans. All bathrooms have a linen closet. Please check out all of the virtual tours with the elctronic floor plans and the 3D virtual tour you can see all aspects of the units.

Key facts

• 1,999 sq ft lot
• Built 1890
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.5-bath units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $720/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $375k).
• Cap rate 13.2% 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 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: Sigel Elem. Comm. Ed. Ctr. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 219 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $5,719/mo this rent would consume 100% of the median local household income ($69k/yr) (locally 1429% 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 $11k 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 + 7.5% rent growth), your $105k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.
• Current owner paid $92k; list at $375k implies a 308% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $375,000

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. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.69%
• DSCR: 2.10
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $279,072
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2519 S 9th St	0.00mi	—/—	1,632 (0%)	0mo	$375,000	$230	100
1619 S 9th St	0.73mi	3/3.0	1,632 (0%)	3mo	$284,900	$175	59
2121 Victor St	0.65mi	4/4.0	1,656 (+2%)	8mo	$219,900	$133	52
2307 S 10th St	0.23mi	6/6.0	1,825 (+12%)	2mo	$515,000	$282	52
811 Russell Blvd	0.40mi	2/1.0	1,786 (+9%)	14mo	$189,900	$106	50
1953 Lynch St	0.53mi	—/—	1,696 (+4%)	24mo	$250,000	$147	49
2209 Menard St	0.30mi	6/6.0	1,448 (-11%)	4mo	$270,000	$186	48
2822 Lemp Ave	0.47mi	6/2.0	1,842 (+13%)	15mo	$315,000	$171	44
2619 Missouri Ave	0.69mi	4/4.0	1,856 (+14%)	10mo	$149,900	$81	28

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 · 7.52% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 1.99×
• Total profit: $103,939
• Equity at exit: $55,914

10-year hold

• IRR: 33.5%
• Equity multiple: 4.71×
• Total profit: $389,940
• Equity at exit: $32,423

Cash invested: $105,000 (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 63104

• Rents YoY: 7.5%
• Active inventory: 165
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $5,719 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,201
• Net cashflow: $2,160

Break-even live

Break-even rent $2,985

Max offer price $375,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$5,718
Total (3 units)			$5,719

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2406 S 10th St Saint Louis, MO	3.0	2.0	2000	$1,950	$0.97	23d	1	0.05mi
2424 S 9th St St. Louis, MO	1.0–2.0	1.0–2.0	796	$2,019	$2.54	1d	19	0.08mi
713 Barton St Unit 1031874P St. Louis, MO	3.0	2.0	1593	$3,856	$2.42	7d	1	0.11mi
2300 S 9th St Unit 23002-N St. Louis, MO	3.0	2.0	1300	$1,600	$1.23	43d	1	0.20mi
2416 S 13th St St. Louis, MO	2.0	1.0	1071	$1,995	$1.86	16d	1	0.28mi
1003 Ann Ave St. Louis, MO	2.0	2.0	1785	$1,950	$1.09	17d	1	0.29mi
1233 Sidney St Saint Louis, MO	2.0	2.5	1200	$1,395	$1.16	43d	1	0.29mi
900 Allen Ave Saint Louis, MO	3.0	2.0	1676	$2,399	$1.43	17d	1	0.40mi
919 Allen Ave Unit R Saint Louis, MO	3.0	1.5	1708	$2,100	$1.23	20d	1	0.42mi
2018 Ann Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,450	$1.12	43d	1	0.61mi
1708 S 8th St Unit 2nd St. Louis, MO	2.0	1.5	1450	$1,590	$1.10	7d	1	0.63mi
1708 S 8th St Saint Louis, MO	2.0	1.5	1450	$1,590	$1.10	7d	1	0.63mi
1917 Arsenal St Saint Louis, MO	2.0	1.0	1239	$1,250	$1.01	19d	1	0.64mi
2005 Russell Blvd Saint Louis, MO	2.0	1.0	1300	$1,400	$1.08	14d	1	0.65mi
1705A S 9th St St. Louis, MO	2.0	1.5	1600	$2,300	$1.44	43d	1	0.66mi
1707a S 9th St St. Louis, MO	2.0	1.5	1800	$2,350	$1.31	43d	1	0.66mi
1703A S 9th St St. Louis, MO	2.0	1.5	1800	$2,400	$1.33	43d	1	0.66mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	19d	1	0.69mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	11d	1	0.69mi
2029 Russell Blvd Saint Louis, MO	3.0	3.0	1500	$1,900	$1.27	43d	1	0.69mi
2219 McNair Ave Saint Louis, MO	2.0	1.0	1336	$1,335	$1.00	43d	1	0.70mi
1708 S Tucker Blvd Apt C St. Louis, MO	2.0	1.5	1400	$1,195	$0.85	11d	1	0.72mi
2209-2211 Jules St St. Louis, MO	1.0	1.0	1050	$900	$0.86	23d	1	0.76mi
3319 S 18th St Saint Louis, MO	2.0	1.5	1368	$1,600	$1.17	43d	1	0.78mi
1515 Lafayette Ave Saint Louis, MO	2.0	2.0	1071	$1,595	$1.49	43d	1	0.81mi
1500 Menard St Saint Louis, MO	1.0–2.0	1.0	1000	$1,420	$1.42	2d	5	0.82mi
2267 Indiana Ave Saint Louis, MO	2.0	1.5	1900	$2,195	$1.16	2d	1	0.83mi
2263 Indiana Ave Unit A Saint Louis, MO	2.0	1.0	1100	$1,495	$1.36	4d	1	0.84mi
2327 Texas Ave Apt 205 St. Louis, MO	3.0	2.0	1375	$2,095	$1.52	17d	1	0.94mi
2327 Texas Ave Unit 211 St. Louis, MO	3.0	2.0	1075	$1,945	$1.81	43d	1	0.94mi
2500 Ohio Ave St. Louis, MO	1.0–2.0	1.0–2.0	845	$1,895	$2.24	1d	19	0.96mi
2636 Arsenal St St. Louis, MO	2.0	1.0	1500	$1,400	$0.93	23d	1	0.99mi
2634 Arsenal St St. Louis, MO	2.0	1.0	1500	$1,400	$0.93	23d	1	0.99mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$1,788	$1.47	1d	15	1.00mi
2164 Lafayette Ave Saint Louis, MO	2.0	2.0	1618	$2,350	$1.45	14d	1	1.03mi
2340 Lafayette Ave St. Louis, MO	2.0	2.0	1275	$1,710	$1.34	1d	1	1.10mi
2239 California Ave Saint Louis, MO	2.0	2.0	1182	$1,750	$1.48	17d	1	1.14mi
2664 Nebraska Ave Unit 2F Saint Louis, MO	3.0	1.0	1350	$1,150	$0.85	23d	1	1.20mi
2826 Nebraska Ave Saint Louis, MO	1.0	1.0	1235	$1,045	$0.85	7d	1	1.20mi
1720 Chouteau Ave #404 Saint Louis, MO	2.0	2.0	1089	$1,495	$1.37	23d	1	1.23mi

Listing history 10 events

1. 2026-04-10
   status Pending
2. 2026-04-03
   listed $375,000 Active
3. 2026-03-31
   historical $375,000
4. 2021-07-30
   soldstatus Closed 781-char remark

   Show marketing remark (781 chars)

   Well maintained 3 family in Historic Soulard. Central heat and air in all units. All units have tenants this is an income producing building. There are 2 off street parking spaces and one tenant parks on the street. The basement is only accessible from the exterior and the tenants do not have use of basement. Electric boxes are in each unit as well as the systems. Solid building with solid tenants. Great location in the Soulard with long term tenants. Each unit is 3 rooms with a bathroom, a laundry room not pictured. Non of the tenants have washer or dryers. All three rooms have ceiling fans. All bathrooms have a linen closet. Please check out all of the virtual tours with the elctronic floor plans and the 3D virtual tour you can see all aspects of the units.

5. 2021-07-15
   status Pending 781-char remark

   Show marketing remark (781 chars)

   Well maintained 3 family in Historic Soulard. Central heat and air in all units. All units have tenants this is an income producing building. There are 2 off street parking spaces and one tenant parks on the street. The basement is only accessible from the exterior and the tenants do not have use of basement. Electric boxes are in each unit as well as the systems. Solid building with solid tenants. Great location in the Soulard with long term tenants. Each unit is 3 rooms with a bathroom, a laundry room not pictured. Non of the tenants have washer or dryers. All three rooms have ceiling fans. All bathrooms have a linen closet. Please check out all of the virtual tours with the elctronic floor plans and the 3D virtual tour you can see all aspects of the units.

6. 2021-07-09
   listed $250,000 Active 781-char remark

   Show marketing remark (781 chars)

   Well maintained 3 family in Historic Soulard. Central heat and air in all units. All units have tenants this is an income producing building. There are 2 off street parking spaces and one tenant parks on the street. The basement is only accessible from the exterior and the tenants do not have use of basement. Electric boxes are in each unit as well as the systems. Solid building with solid tenants. Great location in the Soulard with long term tenants. Each unit is 3 rooms with a bathroom, a laundry room not pictured. Non of the tenants have washer or dryers. All three rooms have ceiling fans. All bathrooms have a linen closet. Please check out all of the virtual tours with the elctronic floor plans and the 3D virtual tour you can see all aspects of the units.

7. 2021-07-09
   historical $250,000 781-char remark

   Show marketing remark (781 chars)

   Well maintained 3 family in Historic Soulard. Central heat and air in all units. All units have tenants this is an income producing building. There are 2 off street parking spaces and one tenant parks on the street. The basement is only accessible from the exterior and the tenants do not have use of basement. Electric boxes are in each unit as well as the systems. Solid building with solid tenants. Great location in the Soulard with long term tenants. Each unit is 3 rooms with a bathroom, a laundry room not pictured. Non of the tenants have washer or dryers. All three rooms have ceiling fans. All bathrooms have a linen closet. Please check out all of the virtual tours with the elctronic floor plans and the 3D virtual tour you can see all aspects of the units.

8. 2001-04-10
   soldstatus $92,000
9. 1998-03-02
   soldstatus
10. 1991-03-12
    soldstatus $10,000

ⓘ 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: $2,823 · $235/mo
• Projected year-2 tax: $3,638 · $303/mo
• Expected delta: +$814/yr (+$68/mo · 28.9%)

ⓘ 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 6/10 Major 7 d/yr ≥109°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: $68,628
• − Mortgage interest: −$21,006
• − Property taxes: −$2,823
• − Insurance: −$1,875
• − Repairs & maintenance: −$5,490
• − Management: −$5,490
• − Depreciation: −$10,909
• Taxable income: $21,035
• Est. tax owed @ 24.0%: −$5,048
• After-tax cash flow: $20,871/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): 19,007
• Household income: $68,764
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1429.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 37% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 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: ▼ -159.69%
• Current HPI: 252.3452
• Rent YoY: ▲ 7.52%
• 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

+3650.0% since first listed

10 events — show timeline

• 2026-04-10 Pending — MARIS as Distributed by MLS Grid
• 2026-04-03 Listed $375,000 MARIS as Distributed by MLS Grid
• 2026-03-31 Coming Soon $375,000 MARIS as Distributed by MLS Grid
• 2021-07-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-07-15 Pending — MARIS as Distributed by MLS Grid
• 2021-07-09 Listed $250,000 MARIS as Distributed by MLS Grid
• 2021-07-09 Coming Soon $250,000 MARIS as Distributed by MLS Grid
• 2001-04-10 Sold (Public Records) $92,000 Public Records
• 1998-03-02 Sold (Public Records) — Public Records
• 1991-03-12 Sold (Public Records) $10,000 Public Records

Property tax history

+4.7%/yr

Latest (2024): $2,823 · +5.1% YoY. Source: county tax records.