5723 Labadie Ave · St. Louis, MO 63120

$15,000

None bd · 2.0 ba · 2,228 sqft · MultiFamily public records · 23 Days on market

Built 1928 3,105 sqft lot ↓ 28% 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
• 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

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

Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

Key facts

• 3,105 sq ft lot
• Built 1928
• Listed 23 days

Property features AI

Finance

• Other: Living area reported as 2,228 (assessor)
• Financial info: Annual tax listed (other financial details excluded)
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: No utilities details provided
• Home design: Residential income property (2-4 units)
• Construction: Brick construction
• Exterior features: Lot approximately 0.071 acres; Neighborhood: Wells Goodfellow

Interior

• Kitchen: No kitchen details provided
• Bedrooms: No main or upper level bedrooms listed
• Flooring: No flooring details provided
• Bathrooms: No main or upper level bathrooms listed
• Heating & cooling: Other heating; No cooling
• Interior features: No listed interior features
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath multifamily listed at $15k.

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 $15k).
• Recommended offer: $15k (1.5% below list) — sets the bar for market timing.
• Cap rate 71.0% 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.
• 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); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 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: 20 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 40% 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 $185 of equity ($104 loan paydown + $81 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $14,775 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 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: 7.77% ✓
• Cap rate: 70.99%
• Cash-on-cash: 231.06%
• DSCR: 11.28
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $82,436
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2615 Burd Ave	0.38mi	—/—	2,184 (-2%)	6mo	$80,000	$37	74
5929 Highland Ave	0.49mi	4/2.0	2,208 (-1%)	5mo	$12,000	$5	71
5568 Palm St	0.32mi	6/2.0	2,254 (+1%)	24mo	$37,000	$16	64
3421 Belt Ave	0.41mi	8/4.0	2,174 (-2%)	10mo	$80,000	$37	61
5543 Hebert St	0.33mi	4/2.0	2,476 (+11%)	16mo	$80,000	$32	53
2125 Edmund Ave	0.73mi	16/16.0	1,950 (-12%)	7mo	$199,900	$103	19

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: 13.26×
• Total profit: $51,476
• Equity at exit: $4,764

10-year hold

• IRR: —
• Equity multiple: 28.06×
• Total profit: $113,655
• Equity at exit: $6,065

Cash invested: $4,200 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$79
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $809

Break-even live

Break-even rent $142

Max offer price $15,000

Occupancy floor 26%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	23d	1	0.63mi
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	43d	1	0.77mi
5223 Ashland Ave Saint Louis, MO	2.0	1.0	2200	$1,250	$0.57	43d	1	0.77mi
5345 Wells Ave Saint Louis, MO	3.0	1.0	2254	$1,295	$0.57	43d	1	1.00mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	43d	1	1.35mi
1320 Academy Ave Unit A St. Louis, MO	2.0	1.0	1600	$1,090	$0.68	43d	1	1.36mi
4868 Farlin Ave Unit 2 St. Louis, MO	2.0	1.0	2690	$1,100	$0.41	43d	1	1.42mi
1416 N Euclid Ave Saint Louis, MO	2.0	2.0	2702	$1,200	$0.44	43d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $15,000 Active 23 DOM
2. 2026-06-17
   days on market $15,000 Active 22 DOM
3. 2026-06-16
   days on market $15,000 Active 21 DOM
4. 2026-06-15
   days on market $15,000 Active 20 DOM
5. 2026-06-13
   days on market $15,000 Active 18 DOM
6. 2026-06-09
   days on market $15,000 Active 14 DOM
7. 2026-06-08
   days on market $15,000 Active 13 DOM
8. 2026-06-07
   days on market $15,000 Active 12 DOM
9. 2026-06-05
   days on market $15,000 Active 9 DOM
10. 2026-06-03
    days on market $15,000 Active 8 DOM
11. 2026-06-02
    days on market $15,000 Active 7 DOM
12. 2026-06-01
    days on market $15,000 Active 6 DOM
13. 2026-05-31
    days on market $15,000 Active 5 DOM
14. 2026-05-26
    listed $15,000 Active
15. 2026-02-02
    soldstatus Closed 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

16. 2026-01-20
    status Pending 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

17. 2025-12-12
    price $27,500 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

18. 2025-11-06
    price $28,500 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

19. 2025-10-20
    price $29,900 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

20. 2025-10-15
    price $32,000 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

21. 2025-09-15
    status Active 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

22. 2025-09-15
    price $35,000 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

23. 2025-08-13
    status Pending 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

24. 2025-06-03
    price $40,000 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

25. 2025-05-28
    price $42,500 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

26. 2025-05-08
    price $45,000 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

27. 2025-04-26
    listed $50,000 Active 107-char remark

    Show marketing remark (107 chars)

    Brick duplex in need of repair. Property to be sold as-is, in current condition. Seller to make no repairs.

28. 2024-05-08
    soldstatus $51,852
29. 2022-03-04
    soldstatus $5,773,000
30. 2021-12-14
    soldstatus $25,000
31. 2005-09-02
    soldstatus $20,910

ⓘ 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: $332 · $28/mo
• Projected year-2 tax: $332 · $28/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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,994
• − Mortgage interest: −$840
• − Property taxes: −$332
• − Insurance: −$75
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$436
• Taxable income: $10,072
• Est. tax owed @ 24.0%: −$2,417
• After-tax cash flow: $7,287/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

-28.3% since first listed

18 events — show timeline

• 2026-05-26 Listed $15,000 MARIS as Distributed by MLS Grid
• 2026-02-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-01-20 Pending — MARIS as Distributed by MLS Grid
• 2025-12-12 Price Changed $27,500 MARIS as Distributed by MLS Grid
• 2025-11-06 Price Changed $28,500 MARIS as Distributed by MLS Grid
• 2025-10-20 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2025-10-15 Price Changed $32,000 MARIS as Distributed by MLS Grid
• 2025-09-15 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-15 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2025-08-13 Pending — MARIS as Distributed by MLS Grid
• 2025-06-03 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2025-05-28 Price Changed $42,500 MARIS as Distributed by MLS Grid
• 2025-05-08 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2025-04-26 Listed $50,000 MARIS as Distributed by MLS Grid
• 2024-05-08 Sold (Public Records) $51,852 Public Records
• 2022-03-04 Sold (Public Records) $5,773,000 Public Records
• 2021-12-14 Sold (Public Records) $25,000 Public Records
• 2005-09-02 Sold (Public Records) $20,910 Public Records

Property tax history

+0.8%/yr

Latest (2024): $332 · +3.0% YoY. Source: county tax records.