4044 Labadie Ave · St. Louis, MO 63107

$7,500

None bd · 4.0 ba · 5,040 sqft · MultiFamily public records · 45 Days on market

Built 1902 6,673 sqft lot $1/sqft · 85% 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
• Appreciation +4.1/10.0
• 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: 4 units. confirmed

Listing remarks

Storm Damage Opportunity – Calling All Experienced Investors This 4-family property is ready for the right investor to bring it back to life. Major value-add potential with the opportunity to restore and reposition this asset for strong long-term returns. Whether you’re looking for your next rehab project or a multi-family investment with upside, this one has the bones and the potential to make it happen. 4 Family Property Heavy Rehab Needed Strong Investment Potential Opportunity to Add Significant Value Serious investors only. Opportunities like this don’t stay around long. Reach out for details before it’s gone.

Key facts

• 6,673 sq ft lot
• Built 1902
• Listed 44 days

Property features AI

Finance

• Financial info: Annual tax listed (2025)

Exterior

• Utilities: Electricity not available; Natural gas not available; Water not available; Electric service listed as other
• Home design: Residential income property (2–4 units)
• Construction: Brick veneer; Stone veneer
• Exterior features: Brick veneer and stone veneer exterior

Interior

• Heating & cooling: Other heating; No cooling
• Interior features: No interior living level bedrooms listed; No interior living level bathrooms listed

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1-bath units multifamily listed at $8k.

Deal economics

• At list price, monthly cash flow is $3k ($42k/yr) — positive. Per door: $865/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $8k).
• Recommended offer: $7k (3.0% below list) — sets the bar for market timing.
• Cap rate 559.9% 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: Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 100% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 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).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $52 of loan paydown is wiped out by about $131 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 (-1.8% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $8k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1902 — 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 $7,275 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 59.60% ✓
• Cap rate: 559.88%
• Cash-on-cash: 1977.10%
• DSCR: 88.97
• GRM: 0.1

CMA / ARV

• ARV (median comp): $50,174
• List price: $7,500
• Delta: -85.05%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4138 Saint Louis Ave	0.15mi	—/—	5,280 (+5%)	2mo	$14,900	$3	83

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 105.59×
• Total profit: $219,629
• Equity at exit: $1,543

10-year hold

• IRR: —
• Equity multiple: 227.52×
• Total profit: $475,688
• Equity at exit: $1,403

Cash invested: $2,100 (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 63107

• Home prices YoY: -1.9%
• Active inventory: 58
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $4,470 high
• Mortgage (P&I): −$39
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$939
• Net cashflow: $3,460

Break-even live

Break-even rent $90

Max offer price $7,500

Occupancy floor 18%

Sensitivity live

Price	-10% $3,485	-5% $3,462	+0% $3,460	+5% $3,458	+10% $3,456
Rent	-10% $3,107	-5% $3,283	+0% $3,460	+5% $3,636	+10% $3,813
Rate	-1.0pp $3,464	-0.5pp $3,462	base $3,460	+0.5pp $3,458	+1.0pp $3,456

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$4,472
Total (4 units)			$4,470

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: $1,875
• Closing costs: $225
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3127 Clay Ave Unit B St. Louis, MO	1.0	1.0	3536	$950	$0.27	44d	1	0.12mi

Listing history 24 events

1. 2026-06-21
   days on market $7,500 Active 45 DOM
2. 2026-06-18
   days on market $7,500 Active 42 DOM
3. 2026-06-17
   days on market $7,500 Active 41 DOM
4. 2026-06-16
   days on market $7,500 Active 40 DOM
5. 2026-06-15
   days on market $7,500 Active 39 DOM
6. 2026-06-13
   days on market $7,500 Active 37 DOM
7. 2026-06-09
   days on market $7,500 Active 33 DOM
8. 2026-06-08
   days on market $7,500 Active 32 DOM
9. 2026-06-07
   days on market $7,500 Active 31 DOM
10. 2026-06-05
    days on market $7,500 Active 28 DOM
11. 2026-06-03
    days on market $7,500 Active 27 DOM
12. 2026-06-02
    days on market $7,500 Active 26 DOM
13. 2026-06-01
    days on market $7,500 Active 25 DOM
14. 2026-05-31
    days on market $7,500 Active 24 DOM
15. 2026-05-08
    listed $15,000 Active 649-char remark
16. 2026-05-08
    historical $15,000 649-char remark
17. 2023-08-02
    soldstatus
18. 2023-07-01
    historical
19. 2023-06-21
    price $20,000
20. 2023-05-15
    status Active
21. 2023-04-23
    status Pending
22. 2023-04-11
    listed $25,000 Active
23. 2018-05-15
    soldstatus
24. 2004-08-11
    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: $347 · $29/mo
• Projected year-2 tax: $347 · $29/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 5/10 Major FEMA zone X (unshaded) · 24% 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,640
• − Mortgage interest: −$420
• − Property taxes: −$347
• − Insurance: −$38
• − Repairs & maintenance: −$4,291
• − Management: −$4,291
• − Depreciation: −$218
• Taxable income: $44,035
• Est. tax owed @ 24.0%: −$10,568
• After-tax cash flow: $30,951/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
• City population: 283,259
• Population (ZIP): 9,082

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 (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -1.75%
• Current HPI: 92.7423
• Rent YoY: —
• Metro: —
• 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

-70.0% since first listed

11 events — show timeline

• 2026-05-21 Price Changed $7,500 MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $15,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $15,000 MARIS as Distributed by MLS Grid
• 2023-08-02 Sold (Public Records) — Public Records
• 2023-07-01 Delisted — MARIS as Distributed by MLS Grid
• 2023-06-21 Price Changed $20,000 MARIS as Distributed by MLS Grid
• 2023-05-15 Relisted — MARIS as Distributed by MLS Grid
• 2023-04-23 Pending — MARIS as Distributed by MLS Grid
• 2023-04-11 Listed $25,000 MARIS as Distributed by MLS Grid
• 2018-05-15 Sold (Public Records) — Public Records
• 2004-08-11 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2024): $347 · +4.7% YoY. Source: county tax records.