5430 Partridge Ave · St. Louis, MO 63120

$29,900

4 bd · 1.0 ba · 819 sqft · SingleFamily public records · 41 Days on market

Built 1921 7,000 sqft lot $37/sqft · 44% below area Est $53k · 44% under ↓ 40% 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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This property at 5430 Partridge Ave in St. Louis offers a 1.5-story layout with 1638 square feet of living space on a generous 7,000 square foot lot. Built in 1921, the structure features a frame exterior and includes one bathroom. A detached garage is located on-site, providing additional storage or project potential. The main roof appears to be in good condition, and the property is situated in the Walnut Park East area. This is an excellent opportunity for those looking to customize a space or add to an investment portfolio in a quiet neighborhood.

Key facts

• Good condition roof
• Quiet neighborhood
• Detached garage

Tags

• DETACHED GARAGE
• GOOD CONDITION ROOF
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.7% 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: 20 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 43% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $368 of equity ($207 loan paydown + $161 appreciation (0.5% local appreciation)).
• 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 (0.5% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.22% ✓
• Cap rate: 38.75%
• Cash-on-cash: 115.91%
• DSCR: 6.16
• GRM: 2.0

CMA / ARV

• ARV (median comp): $53,151
• List price: $29,900
• Delta: -43.75%
• 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
5468 Gilmore Ave	0.15mi	3/1.5 (-1)	810 (-1%)	22mo	$9,000	$11	66
5914 Lalite Ave	0.32mi	3/1.0 (-1)	840 (+3%)	20mo	$60,000	$71	59
5637 Mimika Ave	0.41mi	3/1.0 (-1)	850 (+4%)	20mo	$60,000	$71	52
5361 Wilborn Dr	0.66mi	3/1.0 (-1)	900 (+10%)	9mo	$107,000	$119	41
5614 Hamilton Ave	0.71mi	3/1.0 (-1)	936 (+14%)	19mo	$29,900	$32	22

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

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.14×
• Total profit: $51,405
• Equity at exit: $9,497

10-year hold

• IRR: —
• Equity multiple: 14.85×
• Total profit: $115,921
• Equity at exit: $12,089

Cash invested: $8,372 (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 63120

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$157
• Tax from tax record: −$18 /mo · $213/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $809

Break-even live

Break-even rent $237

Max offer price $29,900

Occupancy floor 31%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	43d	1	0.27mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	0.39mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	17d	1	0.63mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.69mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	43d	1	0.80mi
4935 Alcott Ave Saint Louis, MO	3.0	1.0	680	$705	$1.04	16d	1	0.81mi
5347 Janet Ave Saint Louis, MO	4.0	1.0	893	$1,350	$1.51	16d	1	0.87mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	43d	1	0.96mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	43d	1	1.05mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	23d	1	1.32mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	43d	1	1.35mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	43d	1	1.40mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	23d	1	1.45mi

Listing history 5 events

1. 2026-05-12
   status Pending 557-char remark

   Show marketing remark (557 chars)

   This property at 5430 Partridge Ave in St. Louis offers a 1.5-story layout with 1638 square feet of living space on a generous 7,000 square foot lot. Built in 1921, the structure features a frame exterior and includes one bathroom. A detached garage is located on-site, providing additional storage or project potential. The main roof appears to be in good condition, and the property is situated in the Walnut Park East area. This is an excellent opportunity for those looking to customize a space or add to an investment portfolio in a quiet neighborhood.

2. 2026-05-12
   status Active 557-char remark

   Show marketing remark (557 chars)

   This property at 5430 Partridge Ave in St. Louis offers a 1.5-story layout with 1638 square feet of living space on a generous 7,000 square foot lot. Built in 1921, the structure features a frame exterior and includes one bathroom. A detached garage is located on-site, providing additional storage or project potential. The main roof appears to be in good condition, and the property is situated in the Walnut Park East area. This is an excellent opportunity for those looking to customize a space or add to an investment portfolio in a quiet neighborhood.

3. 2026-04-27
   price $29,900 557-char remark

   Show marketing remark (557 chars)

   This property at 5430 Partridge Ave in St. Louis offers a 1.5-story layout with 1638 square feet of living space on a generous 7,000 square foot lot. Built in 1921, the structure features a frame exterior and includes one bathroom. A detached garage is located on-site, providing additional storage or project potential. The main roof appears to be in good condition, and the property is situated in the Walnut Park East area. This is an excellent opportunity for those looking to customize a space or add to an investment portfolio in a quiet neighborhood.

4. 2026-04-15
   price $39,900 557-char remark

   Show marketing remark (557 chars)

   This property at 5430 Partridge Ave in St. Louis offers a 1.5-story layout with 1638 square feet of living space on a generous 7,000 square foot lot. Built in 1921, the structure features a frame exterior and includes one bathroom. A detached garage is located on-site, providing additional storage or project potential. The main roof appears to be in good condition, and the property is situated in the Walnut Park East area. This is an excellent opportunity for those looking to customize a space or add to an investment portfolio in a quiet neighborhood.

5. 2026-03-31
   listed $49,900 Active 557-char remark

   Show marketing remark (557 chars)

   This property at 5430 Partridge Ave in St. Louis offers a 1.5-story layout with 1638 square feet of living space on a generous 7,000 square foot lot. Built in 1921, the structure features a frame exterior and includes one bathroom. A detached garage is located on-site, providing additional storage or project potential. The main roof appears to be in good condition, and the property is situated in the Walnut Park East area. This is an excellent opportunity for those looking to customize a space or add to an investment portfolio in a quiet neighborhood.

ⓘ 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: $213 · $18/mo
• Projected year-2 tax: $290 · $24/mo
• Expected delta: +$77/yr (+$6/mo · 36.2%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,125
• − Mortgage interest: −$1,675
• − Property taxes: −$213
• − Insurance: −$150
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$870
• Taxable income: $9,797
• Est. tax owed @ 24.0%: −$2,351
• After-tax cash flow: $7,353/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): 6,790
• Household income: $35,176
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 555.0

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 Black (90%)
• Race & ethnicity: Black 90% Two or more races 7% White 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 0.54%
• Current HPI: 141.8177
• Rent YoY: —
• 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

-40.1% since first listed

5 events — show timeline

• 2026-05-12 Pending — MARIS as Distributed by MLS Grid
• 2026-05-12 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-27 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2026-04-15 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2026-03-31 Listed $49,900 MARIS as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2024): $213 · +4.5% YoY. Source: county tax records.