5130 Labadie Ave · St. Louis, MO 63115

$79,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 59 Days on market

Built 1927 4,660 sqft lot Est $58k · 35% over

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Why this score? — see what drove the C+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

* * SELLER IS OFFERING A $3000 CREDIT TO THE BUYER IF CLOSED BY THE END OF JANUARY. * * This beautiful brick home is ideal for both investors and homeowners alike—perfect as a rental addition or your next primary residence. Featuring 3 bedrooms and 1.5 bathrooms, the home showcases gleaming hardwood floors and some updates throughout. The spacious kitchen is a standout, offering a center island, stainless steel appliances, custom cabinetry, and a cozy additional backroom that adds extra living space filled with natural light that leads to the back yard and detached garage. Downstairs, the partially finished basement includes a half bath and bar area—perfect for entertaining

Key facts

• Custom cabinetry
• Spacious kitchen
• Brick home

Tags

• BRICK HOME
• GLEAMING HARDWOOD FLOORS
• SPACIOUS KITCHEN
• CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 C — 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: Lexington Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 274 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: 97 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $79k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.22%
• DSCR: 2.08
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $58,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5202 Maffitt Ave	0.20mi	2/1.0 (-1)	1,157 (-1%)	13mo	$19,900	$17	73
5126 Terry Ave	0.13mi	2/1.0 (-1)	1,091 (-7%)	6mo	$4,900	$4	72
5109 Cote Brilliante Ave	0.52mi	2/1.0 (-1)	1,188 (+2%)	4mo	$52,000	$44	65
2917 Abner Pl	0.32mi	3/1.0	1,104 (-6%)	13mo	$25,000	$23	65
5226 Saint Louis Ave	0.12mi	2/1.0 (-1)	1,050 (-10%)	11mo	$65,000	$62	63
5250 Highland Ave	0.36mi	4/3.0 (+1)	1,129 (-4%)	2mo	$102,000	$90	62
4844 Northland Ave	0.49mi	3/1.0	1,128 (-4%)	10mo	$58,500	$52	62
4941 Lexington Ave	0.35mi	3/2.0	1,240 (+6%)	11mo	$124,900	$101	61
5359 Maffitt Ave	0.36mi	3/1.0	1,091 (-7%)	14mo	$25,000	$23	60
5232 Highland Ave	0.35mi	3/1.5	1,030 (-12%)	6mo	$65,000	$63	57
4859 Sacramento Ave	0.61mi	2/1.0 (-1)	1,104 (-6%)	11mo	$54,900	$50	48
1630 Semple Ave	0.73mi	2/1.0 (-1)	1,314 (+12%)	5mo	$6,300	$5	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.71×
• Total profit: $15,600
• Equity at exit: $11,779

10-year hold

• IRR: 25.9%
• Equity multiple: 3.26×
• Total profit: $50,077
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$414
• Tax from tax record: −$24 /mo · $287/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $446

Break-even live

Break-even rent $596

Max offer price $79,000

Occupancy floor 57%

Sensitivity live

Price	-10% $491	-5% $469	+0% $446	+5% $424	+10% $402
Rent	-10% $355	-5% $401	+0% $446	+5% $492	+10% $538
Rate	-1.0pp $486	-0.5pp $466	base $446	+0.5pp $426	+1.0pp $405

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2831 Abner Pl Unit 7 St. Louis, MO	2.0	1.0	968	$1,250	$1.29	24d	1	0.35mi
1965 Arlington Ave Saint Louis, MO	3.0	1.0	980	$1,300	$1.33	5d	1	0.58mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	44d	1	0.65mi
4627 Maffitt Ave Saint Louis, MO	2.0	1.0	704	$795	$1.13	44d	1	0.79mi
4040 Shreve Ave Saint Louis, MO	3.0	1.0	1201	$1,250	$1.04	44d	1	0.83mi
5608 Wabada Ave Saint Louis, MO	2.0	1.0	910	$1,300	$1.43	16d	1	0.84mi
5662 Maffitt Ave Saint Louis, MO	2.0	1.0	850	$895	$1.05	8d	1	0.86mi
5345 Wells Ave Unit 2ND St. Louis, MO	3.0	1.0	1127	$1,095	$0.97	24d	1	0.88mi
1420 Union Blvd Unit 2F St. Louis, MO	2.0	1.0	1096	$995	$0.91	44d	1	0.92mi
4642 Farlin Ave Unit 1F St. Louis, MO	2.0	1.0	1056	$800	$0.76	44d	1	0.94mi
4847 Calvin Ave Saint Louis, MO	3.0	2.0	1000	$1,473	$1.47	2d	1	1.05mi
5203 Page Blvd Unit 5201 1st Floor St. Louis, MO	2.0	1.0	1000	$750	$0.75	15d	1	1.08mi
1232 N Euclid Ave Saint Louis, MO	3.0	1.5	982	$1,395	$1.42	44d	1	1.08mi
5818 Ferris Ave Saint Louis, MO	3.0	1.0	1014	$1,500	$1.48	44d	1	1.17mi
4497 Lee Ave Saint Louis, MO	3.0	2.0	1012	$1,000	$0.99	16d	1	1.18mi
5824 Ferris Ave Saint Louis, MO	4.0	2.0	1008	$1,500	$1.49	44d	1	1.19mi
4493 Bessie Ave Saint Louis, MO	3.0	1.0	880	$1,250	$1.42	44d	1	1.27mi
4919 Thekla Ave Saint Louis, MO	2.0	1.0	931	$700	$0.75	44d	1	1.33mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	24d	1	1.34mi
3720 Darby St Saint Louis, MO	2.0	1.0	960	$1,123	$1.17	44d	1	1.35mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	5d	1	1.41mi
5345 Cabanne Ave Unit 5345 Cabanne 1S St. Louis, MO	2.0	1.0	800	$950	$1.19	44d	1	1.41mi
4737 Plover Ave Saint Louis, MO	4.0	1.5	1200	$1,400	$1.17	44d	1	1.42mi
763 Walton Ave Unit 763 St. Louis, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.46mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	24d	1	1.47mi
5130 Kensington Ave Unit 1 St. Louis, MO	3.0	2.0	1200	$1,245	$1.04	24d	1	1.48mi

Listing history 13 events

1. 2026-01-14
   status Pending
2. 2025-12-22
   price $79,000
3. 2025-12-17
   price $80,000
4. 2025-11-24
   status Active
5. 2025-11-24
   price $86,000
6. 2025-11-15
   status Pending
7. 2025-11-07
   listed $89,900 Active
8. 2025-02-10
   historical
9. 2025-01-31
   status Pending
10. 2025-01-11
    listed $119,900 Active
11. 2023-11-09
    price $110,000
12. 2023-09-20
    listed $120,000 Active
13. 2023-02-17
    soldstatus $40,000

ⓘ 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: $287 · $24/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$480/yr (+$40/mo · 167.3%)

ⓘ 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: $13,936
• − Mortgage interest: −$4,425
• − Property taxes: −$287
• − Insurance: −$395
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,298
• Taxable income: $4,301
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $4,324/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

+97.5% since first listed

13 events — show timeline

• 2026-01-14 Pending — MARIS as Distributed by MLS Grid
• 2025-12-22 Price Changed $79,000 MARIS as Distributed by MLS Grid
• 2025-12-17 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2025-11-24 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-24 Price Changed $86,000 MARIS as Distributed by MLS Grid
• 2025-11-15 Pending — MARIS as Distributed by MLS Grid
• 2025-11-07 Listed $89,900 MARIS as Distributed by MLS Grid
• 2025-02-10 Delisted — MARIS as Distributed by MLS Grid
• 2025-01-31 Pending — MARIS as Distributed by MLS Grid
• 2025-01-11 Listed $119,900 MARIS as Distributed by MLS Grid
• 2023-11-09 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2023-09-20 Listed $120,000 MARIS as Distributed by MLS Grid
• 2023-02-17 Sold (Public Records) $40,000 Public Records

Property tax history

-2.4%/yr

Latest (2024): $287 · +4.6% YoY. Source: county tax records.