5027 Sutherland Ave · St. Louis, MO 63109

$250,000

5 bd · 2.0 ba · 2,424 sqft · MultiFamily public records · 46 Days on market

Built 1923 5,000 sqft lot $103/sqft · 26% below area Est $340k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.7/30.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

This handsome brick building features two generously sized apartments offering over 1,200 square feet each. Stained glass windows, decorative fireplaces, oak floors, and built-in bookcases add architectural charm. The systems and roof are newer, and a sturdy masonry garage provides offstreet parking and storage. Located in the desirable Southampton neighborhood on a block with a nice mix of single family homes and duplexes, it's a short walk or bike ride to lots of great City amenities.

Key facts

• Built-in bookcases
• Newer roof
• Newer systems

Tags

• STAINED GLASS WINDOWS
• DECORATIVE FIREPLACES
• OAK FLOORS
• BUILT-IN BOOKCASES
• NEWER SYSTEMS
• NEWER ROOF

Property features AI

Finance

• Other: Property type: Residential income (2-4 units)
• Financial info: Gross rental income reported at $9,000; 2 total units, 1 currently leased

Exterior

• Parking: 2-car garage; On-street parking available; Garage(s) on property
• Utilities: Public water; Electric service by Ameren
• Home design: Duplex (2-unit residential income property); Two levels; Private ownership
• Construction: Brick construction; Architectural shingle roof; Stone foundation; Built information per assessor
• Exterior features: Covered, glass-enclosed porch; Front and back yards; Concrete road frontage on a city street; Near public transit; Porch with storm and panel doors

Interior

• Kitchen: Refrigerator included; Eat-in kitchen
• Basement: Full unfinished basement with walk-up access
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Flooring: Hardwood floors
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Built-in bookcases; Ceiling fans; Eat-in kitchen; Decorative fireplaces (2)
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $-73 ($-881/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (18.8% below list).
• Recommended offer: $203k (18.8% below list) — sets the bar for 1% rule.

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: 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: Rents rising (+4.0%/yr); 151 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 35% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 46 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $164k; list at $250k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $202,984 (18.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1923 — 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. 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: 0.81% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.3

CMA / ARV

• ARV (median comp): $339,993
• List price: $250,000
• Delta: -26.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5234 Devonshire Ave	0.20mi	4/2.0 (-1)	2,424 (0%)	2mo	$330,000	$136	84
5045 Lindenwood Ave	0.25mi	4/2.0 (-1)	2,438 (+1%)	2mo	$239,900	$98	81
4953 Chippewa St	0.26mi	4/2.0 (-1)	2,560 (+6%)	0mo	$285,000	$111	73
4967 Mardel Ave	0.35mi	4/2.0 (-1)	2,300 (-5%)	2mo	$300,000	$130	69
4947 Murdoch Ave	0.20mi	6/3.0 (+1)	2,640 (+9%)	1mo	$299,000	$113	66
5009 Miami St	0.48mi	4/2.0 (-1)	2,374 (-2%)	3mo	$300,000	$126	66
4972 Tholozan Ave	0.38mi	4/2.0 (-1)	2,268 (-6%)	1mo	$270,000	$119	66
4654 Delor St	0.48mi	4/2.0 (-1)	2,316 (-4%)	2mo	$154,900	$67	63
4969 Walsh St	0.50mi	5/2.0	2,620 (+8%)	3mo	$289,000	$110	61
4926 Murdoch Ave	0.24mi	4/2.0 (-1)	2,100 (-13%)	2mo	$285,000	$136	60
5425 5425A Christy Boulevard St. Louis Mo. 63116 Blvd	0.74mi	4/2.0 (-1)	2,496 (+3%)	3mo	$149,900	$60	54
5600 S Kingshighway Blvd	0.72mi	4/2.0 (-1)	2,268 (-6%)	5mo	$250,000	$110	47

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.38×
• Total profit: $-43,164
• Equity at exit: $37,276

10-year hold

• IRR: -7.6%
• Equity multiple: 0.50×
• Total profit: $-35,146
• Equity at exit: $21,615

Cash invested: $70,000 (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 63109

• Rents YoY: 4.0%
• Active inventory: 151
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$262 /mo · $3,141/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-73

Break-even live

Break-even rent $2,123

Max offer price $237,037

Occupancy floor 99%

Sensitivity live

Price	-10% $68	-5% $-3	+0% $-73	+5% $-144	+10% $-215
Rent	-10% $-234	-5% $-154	+0% $-73	+5% $7	+10% $87
Rate	-1.0pp $53	-0.5pp $-10	base $-73	+0.5pp $-138	+1.0pp $-204

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6020 Juniata St Saint Louis, MO	4.0	2.0	1661	$2,750	$1.66	5d	1	1.30mi

Listing history 13 events

1. 2026-06-10
   status $250,000 Pending 46 DOM
2. 2026-06-09
   days on market $250,000 Active 46 DOM
3. 2026-06-08
   days on market $250,000 Active 45 DOM
4. 2026-06-07
   pricedays on market $250,000 Active 44 DOM
5. 2026-06-05
   days on market $285,000 Active 41 DOM
6. 2026-06-03
   days on market $285,000 Active 40 DOM
7. 2026-06-02
   days on market $285,000 Active 39 DOM
8. 2026-06-01
   days on market $285,000 Active 38 DOM
9. 2026-05-31
   days on market $285,000 Active 37 DOM
10. 2026-05-16
    price $285,000 491-char remark
11. 2026-04-24
    listed $300,000 Active 491-char remark
12. 2010-05-12
    soldstatus $164,000
13. 1993-07-09
    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: $3,141 · $262/mo
• Projected year-2 tax: $3,141 · $262/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 ≥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: $24,358
• − Mortgage interest: −$14,004
• − Property taxes: −$3,141
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$7,273
• Taxable loss: −$5,207
• Est. tax savings @ 24.0%: +$1,250
• After-tax cash flow: $369/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): 25,236
• Household income: $69,938
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 922.0

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 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: ▲ 3.98%
• 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

+52.4% since first listed

6 events — show timeline

• 2026-06-09 Pending — MARIS as Distributed by MLS Grid
• 2026-06-06 Price Changed $250,000 MARIS as Distributed by MLS Grid
• 2026-05-16 Price Changed $285,000 MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $300,000 MARIS as Distributed by MLS Grid
• 2010-05-12 Sold (Public Records) $164,000 Public Records
• 1993-07-09 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2024): $3,141 · +5.1% YoY. Source: county tax records.