5950 Plymouth Ave · St. Louis, MO 63112

$20,000

6 bd · 3.0 ba · 3,870 sqft · MultiFamily public records · 65 Days on market

Built 1910 0.25 ac lot $5/sqft · 94% below area

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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
• Rent growth +3.1/5.0
• 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 MLS

Investor special with major upside potential! Located at 5906 Plymouth Ave in the heart of St. Louis City, this triplex offers over 3,800 square feet and is ready for a complete transformation. This is a full rehab project—the property has no roof and no interior access due to safety concerns. The building is being sold strictly for land value only, as the structure is considered to have no value in its current condition. The property was previously configured as three units, each featuring 2 bedrooms and 1 bathroom, presenting an excellent opportunity for redevelopment or a full-scale investment project. Positioned within the St. Louis City School District and conveniently located approximately one mile from the Delmar Loop, Forest Park, and Washington University, this location offers strong long-term potential. Important Notes: No access allowed due to safety conditions Not move-in ready—full redevelopment required Sold strictly as-is Seller to make no repairs Bring your vision and seize this opportunity in a rapidly developing area!

Key facts

• 0.25 acre lot
• Built 1910
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $20k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.
• Cap rate 117.5% 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: Rents rising (+2.4%/yr); 118 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,521/mo this rent would consume 66% of the median local household income ($46k/yr) (locally 1457% 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 $138 of loan paydown is wiped out by about $600 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 + 2.4% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $18,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 12.61% ✓
• Cap rate: 117.49%
• Cash-on-cash: 397.12%
• DSCR: 18.67
• GRM: 0.7

CMA / ARV

• ARV (median comp): $343,192
• List price: $20,000
• Delta: -94.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.39% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 21.23×
• Total profit: $113,292
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 44.67×
• Total profit: $244,559
• Equity at exit: $1,729

Cash invested: $5,600 (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 63112

• Rents YoY: 2.4%
• Active inventory: 118
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $1,853

Break-even live

Break-even rent $175

Max offer price $20,000

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Parkland Pl Saint Louis, MO	5.0	3.0	2830	$2,500	$0.88	7d	1	0.28mi
14 Parkland Pl Saint Louis, MO	5.0	3.0	2830	$2,500	$0.88	23d	1	0.28mi
14 Parkland Pl Unit NA St. Louis, MO	5.0	3.0	2830	$2,700	$0.95	43d	1	0.28mi
14 Parkland Pl Unit 1 St. Louis, MO	5.0	3.0	2830	$2,700	$0.95	23d	1	0.28mi

Listing history 20 events

1. 2026-06-18
   days on market $20,000 Active 65 DOM
2. 2026-06-17
   days on market $20,000 Active 64 DOM
3. 2026-06-16
   days on market $20,000 Active 63 DOM
4. 2026-06-15
   days on market $20,000 Active 62 DOM
5. 2026-06-13
   days on market $20,000 Active 60 DOM
6. 2026-06-09
   days on market $20,000 Active 56 DOM
7. 2026-06-08
   days on market $20,000 Active 55 DOM
8. 2026-06-08
   days on market $20,000 Active 54 DOM
9. 2026-06-05
   days on market $20,000 Active 51 DOM
10. 2026-06-03
    days on market $20,000 Active 50 DOM
11. 2026-06-02
    days on market $20,000 Active 49 DOM
12. 2026-06-01
    days on market $20,000 Active 48 DOM
13. 2026-05-31
    days on market $20,000 Active 47 DOM
14. 2026-04-14
    listed $20,000 Active 1067-char remark

    Show marketing remark (1067 chars)

    Investor special with major upside potential! Located at 5906 Plymouth Ave in the heart of St. Louis City, this triplex offers over 3,800 square feet and is ready for a complete transformation. This is a full rehab project—the property has no roof and no interior access due to safety concerns. The building is being sold strictly for land value only, as the structure is considered to have no value in its current condition. The property was previously configured as three units, each featuring 2 bedrooms and 1 bathroom, presenting an excellent opportunity for redevelopment or a full-scale investment project. Positioned within the St. Louis City School District and conveniently located approximately one mile from the Delmar Loop, Forest Park, and Washington University, this location offers strong long-term potential. Important Notes: No access allowed due to safety conditions Not move-in ready—full redevelopment required Sold strictly as-is Seller to make no repairs Bring your vision and seize this opportunity in a rapidly developing area!

15. 2026-04-14
    listed $20,000 Active 1067-char remark

    Show marketing remark (1067 chars)

    Investor special with major upside potential! Located at 5906 Plymouth Ave in the heart of St. Louis City, this triplex offers over 3,800 square feet and is ready for a complete transformation. This is a full rehab project—the property has no roof and no interior access due to safety concerns. The building is being sold strictly for land value only, as the structure is considered to have no value in its current condition. The property was previously configured as three units, each featuring 2 bedrooms and 1 bathroom, presenting an excellent opportunity for redevelopment or a full-scale investment project. Positioned within the St. Louis City School District and conveniently located approximately one mile from the Delmar Loop, Forest Park, and Washington University, this location offers strong long-term potential. Important Notes: No access allowed due to safety conditions Not move-in ready—full redevelopment required Sold strictly as-is Seller to make no repairs Bring your vision and seize this opportunity in a rapidly developing area!

16. 2018-04-27
    soldstatus
17. 2013-11-07
    soldstatus
18. 2013-09-24
    listed $10,000
19. 2000-05-26
    soldstatus
20. 1997-09-05
    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: $305 · $25/mo
• Projected year-2 tax: $305 · $25/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 · 20 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: $30,256
• − Mortgage interest: −$1,120
• − Property taxes: −$305
• − Insurance: −$100
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − Depreciation: −$582
• Taxable income: $23,308
• Est. tax owed @ 24.0%: −$5,594
• After-tax cash flow: $16,645/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 2%

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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

+100.0% since first listed

7 events — show timeline

• 2026-04-14 Listed $20,000 MARIS as Distributed by MLS Grid
• 2026-04-14 Listed $20,000 MARIS as Distributed by MLS Grid
• 2018-04-27 Sold (Public Records) — Public Records
• 2013-11-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-09-24 Listed $10,000 MARIS as Distributed by MLS Grid
• 2000-05-26 Sold (Public Records) — Public Records
• 1997-09-05 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2024): $305 · +4.7% YoY. Source: county tax records.