5911-5913 S Broadway · St. Louis, MO 63111

$219,000

6 bd · 4.0 ba · 3,456 sqft · MultiFamily · 60 Days on market

Built 1909 Good condition 8,642 sqft lot $63/sqft · 20% below area Est $275k · 20% under

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Why this score? — see what drove the B- 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Spacious all-brick duplex offering a rare opportunity for investors or owner-occupants alike. Each unit features generously sized living spaces with 3 bedrooms and 2 bathrooms, providing plenty of room for comfortable living. One unit is currently occupied with a tenant paying $1,200 per month through November 2026, while the second unit is vacant and ready for immediate occupancy or lease-up, allowing flexibility to generate additional income right away. Several major mechanical updates have already been completed, including a water heater and central air unit replaced in 2025, along with the second air conditioning system replaced in 2024.

Key facts

• All brick duplex
• Oversized rooms
• Solid brick exterior

Tags

• ALL BRICK DUPLEX
• MAJOR MECHANICAL UPDATES
• WATER HEATER REPLACED
• CENTRAL AIR UNIT REPLACED
• SOLID BRICK EXTERIOR
• OVERSIZED ROOMS

🏷️ Possibly a rental listed for sale. The $219,000 price doesn't fit this home's estimated sale value (~$274,753) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $219k. Condition is rated good.
• This rent per unit runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive. Per door: $284/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.7% 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 B — 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: Woodward Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 239 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 (+3.3%/yr); 225 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 3.3% rent growth), your $61k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $274,753
• List price: $219,000
• Delta: -20.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Fassen St	0.47mi	6/4.0	3,700 (+7%)	6mo	$145,000	$39	61
4657 Idaho Ave	0.96mi	5/4.0 (-1)	3,336 (-4%)	11mo	$255,000	$76	45
5043 Alaska	0.79mi	6/4.0	3,672 (+6%)	12mo	$299,900	$82	45
545 Eiler St	0.55mi	6/4.0	3,740 (+8%)	21mo	$194,000	$52	43
3662 Wilmington Ave	0.92mi	6/3.0	3,072 (-11%)	5mo	$324,900	$106	38
7314 Vermont Ave	0.97mi	6/2.0	3,312 (-4%)	22mo	$249,900	$75	32
4656 Virginia Ave	0.86mi	5/2.0 (-1)	3,014 (-13%)	4mo	$244,900	$81	28
7110 Michigan Ave	0.82mi	5/3.0 (-1)	2,988 (-14%)	21mo	$124,900	$42	16

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,509
• Equity at exit: $32,654

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $51,101
• Equity at exit: $18,935

Cash invested: $61,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $339,900 ($84/sqft)
• Median days on market: 65 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -5.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 63111

• Rents YoY: 3.3%
• Active inventory: 225
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,636 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $569

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,636
Total (2 units)			$2,636

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 73%

Sensitivity live

Price	-10% $720	-5% $645	+0% $569	+5% $493	+10% $418
Rent	-10% $361	-5% $465	+0% $569	+5% $673	+10% $777
Rate	-1.0pp $679	-0.5pp $625	base $569	+0.5pp $512	+1.0pp $454

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: $54,750
• Closing costs: $6,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6024 Michigan Ave Unit 1F St. Louis, MO	2.0	1.0	1300	$1,150	$0.88	56d	1	0.23mi
6024 Michigan Ave Saint Louis, MO	2.0	1.0	—	$1,095	—	42d	1	0.23mi
6120 Vermont Ave Unit 6124 St. Louis, MO	2.0	1.0	1100	$1,350	$1.23	10d	1	0.39mi
5301 S Broadway Saint Louis, MO	2.0	1.0	3809	$1,600	$0.42	42d	1	0.42mi
604 Bellerive Blvd Saint Louis, MO	4.0	3.0	2136	$2,600	$1.22	40d	1	0.43mi
6607 S Broadway Unit 1 St. Louis, MO	4.0	2.0	—	$1,600	—	113d	1	0.44mi
5501 Putnam St Saint Louis, MO	2.0	1.0	815	$1,180	$1.45	10d	1	0.47mi
708 Wilmington Ave Saint Louis, MO	2.0	1.0	1001	$895	$0.89	63d	1	0.49mi
711 Wilmington Ave Saint Louis, MO	2.0	1.0	1051	$1,300	$1.24	82d	1	0.49mi
711 Wilmington Ave Unit NA St. Louis, MO	2.0	1.0	1051	$1,300	$1.24	139d	1	0.49mi
712 Dover Pl Unit 1FL St. Louis, MO	2.0	1.0	1100	$1,000	$0.91	139d	1	0.50mi
712 Dover Pl Saint Louis, MO	2.0	1.0	1100	$900	$0.82	139d	1	0.50mi
612 Holly Hills Ave Saint Louis, MO	3.0	1.5	2032	$1,806	$0.89	0d	1	0.51mi
128 Haven St Unit 2F St. Louis, MO	2.0	1.0	900	$950	$1.06	106d	1	0.51mi
5305 S Compton Ave St. Louis, MO	2.0	1.0	750	$825	$1.10	139d	1	0.52mi
440 Eichelberger St Unit A St. Louis, MO	2.0	1.0	750	$850	$1.13	70d	1	0.52mi
440 Eichelberger St Saint Louis, MO	2.0	1.0	750	$850	$1.13	98d	1	0.52mi
440 Eichelberger St Unit A St. Louis, MO	2.0	1.0	750	$850	$1.13	68d	1	0.52mi
5111A S Broadway St St. Louis, MO	2.0	1.0	800	$825	$1.03	119d	1	0.54mi
736 Dover Pl Saint Louis, MO	2.0	1.0	—	$1,295	—	110d	1	0.55mi
736 Dover Pl Unit 1F St. Louis, MO	2.0	1.0	1200	$1,395	$1.16	139d	1	0.55mi
736 Dover Pl Unit 1F St. Louis, MO	2.0	1.0	1200	$1,395	$1.16	74d	1	0.55mi
5109 S Broadway St Unit A St. Louis, MO	2.0	1.0	800	$825	$1.03	119d	1	0.55mi
5027 S Broadway St Unit 5027 St. Louis, MO	2.0	1.0	900	$950	$1.06	139d	1	0.57mi
755 Dover Pl Saint Louis, MO	2.0	1.0	2750	$1,000	$0.36	139d	1	0.58mi
5023-5025 S Broadway St Unit 5023A St. Louis, MO	2.0	1.0	990	$1,050	$1.06	77d	1	0.58mi
5102 Wicklow Pl Saint Louis, MO	2.0	1.5	928	$1,350	$1.45	119d	1	0.61mi
6436 Idaho Ave Saint Louis, MO	2.0	1.0	1050	$995	$0.95	139d	1	0.62mi
6726 Virginia Ave Unit 1 St. Louis, MO	2.0	1.0	1000	$1,025	$1.02	10d	1	0.63mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	113d	1	0.64mi
6127 Alaska Ave Saint Louis, MO	2.0	1.0	900	$1,350	$1.50	10d	1	0.67mi
6730 Vermont Ave Saint Louis, MO	3.0	2.0	1534	$1,600	$1.04	110d	1	0.68mi
5530 Louisiana Ave Unit A St. Louis, MO	2.0	1.0	890	$900	$1.01	5d	1	0.73mi
4838 S Broadway Unit C St. Louis, MO	2.0	1.0	750	$725	$0.97	6d	1	0.74mi
4838 S Broadway Unit B St. Louis, MO	2.0	1.0	750	$800	$1.07	42d	1	0.74mi
7024 Pennsylvania Ave Unit F St. Louis, MO	2.0	1.0	1081	$930	$0.86	112d	1	0.76mi
3255 Delor St Unit 2E St. Louis, MO	2.0	1.0	700	$895	$1.28	93d	1	0.76mi
3243 Delor St Unit 3243 St. Louis, MO	3.0	1.0	1100	$1,250	$1.14	117d	1	0.76mi
3228 Liberty St Unit 2F St. Louis, MO	2.0	1.0	1147	$950	$0.83	70d	1	0.79mi
3228 Liberty St Unit 2F St. Louis, MO	2.0	1.0	1147	$950	$0.83	68d	1	0.79mi

Property features AI

Finance

• Other: Above-grade living area reported as 3,456 (public records)No pool
• Financial info: Gross income reported at $28,800One of two units currently leased

Exterior

• Utilities: Public waterSewer connectedElectricity connected (Ameren)Natural gas connected
• Home design: Residential income property (2-4 units)Duplex structureTwo levels
• Construction: Brick construction
• Exterior features: Lot approximately 0.1984 acresNeighborhood: Carondelet

Interior

• Kitchen: Gas rangeRefrigerator
• Bedrooms: Three-bedroom units (unit type listed as 3 Bedroom)
• Bathrooms: Two bathrooms per unit
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Gas rangeRefrigeratorUnfinished basement

Listing history 46 events

1. 2026-07-31
   days on market $219,000 Active 60 DOM
2. 2026-07-30
   days on market $219,000 Active 59 DOM
3. 2026-07-30
   days on market $219,000 Active 58 DOM
4. 2026-07-28
   days on market $219,000 Active 57 DOM
5. 2026-07-26
   days on market $219,000 Active 55 DOM
6. 2026-07-24
   days on market $219,000 Active 53 DOM
7. 2026-07-23
   days on market $219,000 Active 52 DOM
8. 2026-07-22
   days on market $219,000 Active 51 DOM
9. 2026-07-21
   days on market $219,000 Active 50 DOM
10. 2026-07-20
    days on market $219,000 Active 49 DOM
11. 2026-07-18
    days on market $219,000 Active 47 DOM
12. 2026-07-18
    days on market $219,000 Active 46 DOM
13. 2026-07-16
    days on market $219,000 Active 45 DOM
14. 2026-07-15
    pricedays on market $219,000 Active 44 DOM
15. 2026-07-14
    days on market $224,000 Active 43 DOM
16. 2026-07-13
    days on market $224,000 Active 42 DOM
17. 2026-07-13
    days on market $224,000 Active 41 DOM
18. 2026-07-11
    days on market $224,000 Active 40 DOM
19. 2026-07-10
    days on market $224,000 Active 39 DOM
20. 2026-07-09
    days on market $224,000 Active 38 DOM
21. 2026-07-07
    days on market $224,000 Active 36 DOM
22. 2026-07-06
    days on market $224,000 Active 35 DOM
23. 2026-07-05
    days on market $224,000 Active 34 DOM
24. 2026-07-03
    days on market $224,000 Active 32 DOM
25. 2026-07-02
    days on market $224,000 Active 31 DOM
26. 2026-07-01
    days on market $224,000 Active 30 DOM
27. 2026-06-30
    days on market $224,000 Active 29 DOM
28. 2026-06-29
    days on market $224,000 Active 28 DOM
29. 2026-06-28
    days on market $224,000 Active 27 DOM
30. 2026-06-27
    days on market $224,000 Active 26 DOM
31. 2026-06-26
    days on market $224,000 Active 25 DOM
32. 2026-06-24
    days on market $224,000 Active 23 DOM
33. 2026-06-22
    days on market $224,000 Active 21 DOM
34. 2026-06-21
    days on market $224,000 Active 20 DOM
35. 2026-06-18
    days on market $224,000 Active 17 DOM
36. 2026-06-17
    days on market $224,000 Active 16 DOM
37. 2026-06-16
    days on market $224,000 Active 15 DOM
38. 2026-06-15
    days on market $224,000 Active 14 DOM
39. 2026-06-13
    days on market $224,000 Active 12 DOM
40. 2026-06-09
    days on market $224,000 Active 8 DOM
41. 2026-06-08
    days on market $224,000 Active 7 DOM
42. 2026-06-07
    days on market $224,000 Active 6 DOM
43. 2026-06-05
    days on market $224,000 Active 3 DOM
44. 2026-06-03
    days on market $224,000 Active 2 DOM
45. 2026-06-02
    remarks 699-char remark
46. 2026-06-02
    listed $224,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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: $31,632
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,531
• − Management: −$2,531
• − Depreciation: −$6,371
• Taxable income: $3,553
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $5,975/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $17,280–$51,840 screening

A well-maintained, updated two-unit brick duplex with good curb appeal and rental potential.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental appeal ↑
• Resale Replace old appliances — Modernizes the kitchen and appeals to buyers ↑
• Resale Update bathrooms — Fresh look and functionality ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 5/100

Zoned Schools

Elementary Woodward Elem. F MO #1,072/1,115 Nat'l #40,579/41,679 Middle Gateway Middle F MO #389/391 Nat'l #13,918/14,009 High Roosevelt High F MO #517/521 Nat'l #16,861/17,239

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 · 315,737 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1%

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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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

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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

Property features AI

Finance

• Other: Above-grade living area reported as 3,456 (public records)No pool
• Financial info: Gross income reported at $28,800One of two units currently leased

Exterior

• Utilities: Public waterSewer connectedElectricity connected (Ameren)Natural gas connected
• Home design: Residential income property (2-4 units)Duplex structureTwo levels
• Construction: Brick construction
• Exterior features: Lot approximately 0.1984 acresNeighborhood: Carondelet

Interior

• Kitchen: Gas rangeRefrigerator
• Bedrooms: Three-bedroom units (unit type listed as 3 Bedroom)
• Bathrooms: Two bathrooms per unit
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Gas rangeRefrigeratorUnfinished basement

Price history

1 event — show timeline

• 2026-06-01 Listed $224,000 MARIS as Distributed by MLS Grid