3119 N Sarah St · St. Louis, MO 63115

$10,000

4 bd · 2.0 ba · 1,644 sqft · MultiFamily public records · 276 Days on market

Built 1924 3,794 sqft lot $6/sqft · 90% below area ↓ 9% since listing

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Why this score? — see what drove the D 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great investment opportunity in North City! This property at 3119 N Sarah St. Louis, MO 63113 is located in an area full of potential, where values are expected to rise as redevelopment and revitalization continue. Now is the perfect time to invest early before the big changes take hold. Don’t miss your chance to secure a property in a growing community with strong upside potential.

Key facts

• 3,794 sq ft lot
• Built 1924
• Listed 276 days

🏷️ Possibly a rental listed for sale. The $10,000 price doesn't fit this home's estimated sale value (~$102,089) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $10k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.
• Cap rate 113.4% 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 D — 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: 97 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,217/mo this rent would consume 48% of the median local household income ($31k/yr) (locally 1655% 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 $69 of loan paydown is wiped out by about $300 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 + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $8,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 12.17% ✓
• Cap rate: 113.43%
• Cash-on-cash: 382.62%
• DSCR: 18.02
• GRM: 0.7

CMA / ARV

• ARV (median comp): $102,089
• List price: $10,000
• Delta: -90.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 20.74×
• Total profit: $55,259
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 44.36×
• Total profit: $121,410
• Equity at exit: $865

Cash invested: $2,800 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$52
• Tax from tax record: −$12 /mo · $142/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $893

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 22%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	4d	1	0.33mi
4202 Gano Ave Saint Louis, MO	3.0	1.0	1650	$1,168	$0.71	23d	1	0.86mi
2046 Obear Ave Unit A St. Louis, MO	3.0	1.5	1456	$1,070	$0.73	43d	1	1.17mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	43d	1	1.20mi
2239 University St Saint Louis, MO	3.0	1.5	1116	$1,295	$1.16	11d	1	1.45mi
4400 Delmar Blvd St. Louis, MO	3.0	1.0	1450	$1,600	$1.10	43d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $10,000 Active 276 DOM
2. 2026-06-17
   days on market $10,000 Active 275 DOM
3. 2026-06-16
   days on market $10,000 Active 274 DOM
4. 2026-06-15
   days on market $10,000 Active 273 DOM
5. 2026-06-13
   days on market $10,000 Active 271 DOM
6. 2026-06-09
   days on market $10,000 Active 267 DOM
7. 2026-06-08
   days on market $10,000 Active 266 DOM
8. 2026-06-08
   days on market $10,000 Active 265 DOM
9. 2026-06-05
   days on market $10,000 Active 262 DOM
10. 2026-06-03
    days on market $10,000 Active 261 DOM
11. 2026-06-02
    days on market $10,000 Active 260 DOM
12. 2026-06-01
    days on market $10,000 Active 259 DOM
13. 2026-06-01
    days on market $10,000 Active 258 DOM
14. 2025-12-01
    price $10,000 391-char remark

    Show marketing remark (391 chars)

    Great investment opportunity in North City! This property at 3119 N Sarah St. Louis, MO 63113 is located in an area full of potential, where values are expected to rise as redevelopment and revitalization continue. Now is the perfect time to invest early before the big changes take hold. Don’t miss your chance to secure a property in a growing community with strong upside potential.

15. 2025-09-15
    listed $11,000 Active 391-char remark

    Show marketing remark (391 chars)

    Great investment opportunity in North City! This property at 3119 N Sarah St. Louis, MO 63113 is located in an area full of potential, where values are expected to rise as redevelopment and revitalization continue. Now is the perfect time to invest early before the big changes take hold. Don’t miss your chance to secure a property in a growing community with strong upside potential.

16. 1994-07-28
    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: $142 · $12/mo
• Projected year-2 tax: $142 · $12/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,601
• − Mortgage interest: −$560
• − Property taxes: −$142
• − Insurance: −$50
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$291
• Taxable income: $11,222
• Est. tax owed @ 24.0%: −$2,693
• After-tax cash flow: $8,020/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• 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

-9.1% since first listed

3 events — show timeline

• 2025-12-01 Price Changed $10,000 MARIS as Distributed by MLS Grid
• 2025-09-15 Listed $11,000 MARIS as Distributed by MLS Grid
• 1994-07-28 Sold (Public Records) — Public Records

Property tax history

-7.2%/yr

Latest (2024): $142 · +4.1% YoY. Source: county tax records.