2007 S 11th St · St. Louis, MO 63104

$590,000

None bd · 4.0 ba · 1,024 sqft · MultiFamily public records · 37 Days on market

Built 1885 3,955 sqft lot

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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 +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +4.4/5.0
• 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: 5 units. estimate disagrees with records

Listing remarks

This one-of-a-kind 5-unit building sits in the heart of Soulard, steps from the farmers market and surrounded by some of the city’s best bars and restaurants (yes, Mardi Gras is basically your front yard). The layout is ideal for a house-hacker or savvy first-time buyer. The first floor apartments each have 1 private bedroom & 1 full bath. The upstairs apartments are set up townhome style; each one has 2 private bedrooms, 1.5 baths & a deck off of the third floor bedroom--perfect set-up for roommates! Then there's a detached carriage house in the rear with 2 bedrooms & a full bath. There's coin-operated laundry in the basement of the main building & the carriag

Key facts

• Heart of soulard
• 5 unit building
• 3,955 sq ft lot

Tags

• 5 UNIT BUILDING
• HEART OF SOULARD
• STEPS FROM FARMERS MARKET
• DETACHED CARRIAGE HOUSE
• PROFESSIONALLY MANAGED
• THOUGHTFULLY MAINTAINED

What this means for you Summary

Snapshot

• This is a 2×1bd/1.0ba + 2×2bd/1.5ba + 1×2bd/1.0ba units multifamily listed at $590k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $395/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $590k).
• Recommended offer: $572k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Shenandoah Elem. (math 5% / reading 5%, grade F, #1,072 of 1,115 statewide, top 98%, 136 students, 98% 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $7,259/mo this rent would consume 127% of the median local household income ($69k/yr) (locally 1429% 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 $4k of loan paydown is wiped out by about $18k 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 + 7.5% rent growth), your $165k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($572k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1885 — 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 $572,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1885 — 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: 1.23% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $205,824
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2025 S 11th St	0.04mi	—/2.0	1,168 (+14%)	9mo	$235,000	$201	59

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 · 7.52% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.39×
• Total profit: $64,593
• Equity at exit: $87,971

10-year hold

• IRR: 22.0%
• Equity multiple: 3.26×
• Total profit: $373,358
• Equity at exit: $51,012

Cash invested: $165,200 (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 63104

• Rents YoY: 7.5%
• Active inventory: 165
• Price-to-rent: 35.2×

Monthly cashflow live

• Estimated rent: $7,259 high
• Mortgage (P&I): −$3,094
• Tax from tax record: −$420 /mo · $5,041/yr
• Insurance: −$246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,524
• Net cashflow: $1,975

Break-even live

Break-even rent $4,759

Max offer price $590,000

Occupancy floor 68%

Sensitivity live

Price	-10% $2,309	-5% $2,142	+0% $1,975	+5% $1,808	+10% $1,641
Rent	-10% $1,401	-5% $1,688	+0% $1,975	+5% $2,261	+10% $2,548
Rate	-1.0pp $2,272	-0.5pp $2,125	base $1,975	+0.5pp $1,822	+1.0pp $1,666

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,796
▸ 2× units	2	1.5	$2,976
1× unit	2	1	$1,488
Total (5 units)			$7,259

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: $147,500
• Closing costs: $17,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1047 Allen Ave Unit FRNT St. Louis, MO	1.0	1.0	950	$1,050	$1.11	45d	1	0.07mi
1229 Allen Market Ln Unit 1229 St. Louis, MO	1.0	1.5	700	$1,295	$1.85	25d	1	0.09mi
2110 Menard St St. Louis, MO	2.0	1.5	1000	$1,595	$1.59	25d	1	0.12mi
1400 Russell Blvd St. Louis, MO	2.0	1.0–2.0	740	$1,965	$2.65	0d	5	0.14mi
1001 Russell Blvd Saint Louis, MO	1.0	1.0	770	$1,272	$1.65	25d	2	0.15mi
932-934 Russell Blvd St. Louis, MO	1.0	1.0	725	$1,099	$1.52	45d	1	0.16mi
2301 S 11th St Saint Louis, MO	2.0	1.0	1000	$995	$0.99	21d	1	0.17mi
2301 S 10th St Unit 2303-A St. Louis, MO	2.0	1.5	840	$1,350	$1.61	6d	1	0.23mi
2301 S 10th St Unit 2301-A St. Louis, MO	2.0	1.5	900	$1,350	$1.50	45d	1	0.23mi
1857 S 9th St Unit A St. Louis, MO	1.0	1.0	875	$1,050	$1.20	45d	1	0.24mi
1806 Allen Ave Saint Louis, MO	1.0	1.0	800	$970	$1.21	9d	1	0.25mi
1821 Russell Blvd Unit 2E St. Louis, MO	1.0	1.0	875	$945	$1.08	45d	1	0.26mi
815 Ann Ave St. Louis, MO	1.0–2.0	1.0	782	$1,675	$2.14	0d	8	0.27mi
2017 S 8th St Unit 2019 St. Louis, MO	1.0	1.0	750	$900	$1.20	45d	1	0.28mi
1830 Russell Blvd Saint Louis, MO	1.0	1.0	900	$1,175	$1.31	45d	1	0.28mi
1830 Russell Blvd Unit 1830 St. Louis, MO	1.0	1.0	900	$1,175	$1.31	45d	1	0.28mi
2300 S 9th St Unit 23002-N St. Louis, MO	3.0	2.0	1300	$1,600	$1.23	45d	1	0.29mi
1920 S 8th St Saint Louis, MO	1.0	1.0	800	$1,075	$1.34	45d	1	0.31mi
1855 Russell Blvd Unit B St. Louis, MO	2.0	1.0	1045	$1,299	$1.24	45d	1	0.32mi
2405 Menard St Unit 2405 St. Louis, MO	2.0	1.0	950	$1,300	$1.37	45d	1	0.33mi
1708 S Tucker Blvd Apt C St. Louis, MO	2.0	1.5	1400	$1,195	$0.85	13d	1	0.33mi
2416 S 13th St St. Louis, MO	2.0	1.0	1071	$1,995	$1.86	17d	1	0.35mi
2005 Russell Blvd Saint Louis, MO	2.0	1.0	1300	$1,400	$1.08	16d	1	0.36mi
1808 S 8th St Unit 1808-A St. Louis, MO	2.0	1.5	919	$1,395	$1.52	16d	1	0.36mi
1707 S 9th St Saint Louis, MO	1.0	1.0	800	$1,400	$1.75	45d	1	0.37mi
1705 S 9th St Saint Louis, MO	1.0	1.0	800	$1,450	$1.81	45d	1	0.37mi
1703 S 9th St Saint Louis, MO	1.0	1.0	800	$1,400	$1.75	45d	1	0.37mi
1701 S 9th St Saint Louis, MO	1.0	1.0	900	$1,350	$1.50	45d	1	0.38mi
713 Barton St Unit 1031858P St. Louis, MO	3.0	2.0	1194	$3,221	$2.70	0d	1	0.38mi
2018 Ann Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,450	$1.12	45d	1	0.39mi
1711 S 8th St Unit A St. Louis, MO	1.0	1.0	950	$1,099	$1.16	12d	1	0.39mi
1711 S 8th St Apt B St. Louis, MO	1.0	1.0	950	$1,099	$1.16	25d	1	0.40mi
1515 Lafayette Ave Saint Louis, MO	2.0	2.0	1071	$1,595	$1.49	45d	1	0.40mi
2029 Russell Blvd Saint Louis, MO	3.0	3.0	1500	$1,900	$1.27	45d	1	0.40mi
1708 S 8th St Saint Louis, MO	2.0	1.5	1450	$1,590	$1.10	9d	1	0.41mi
1708 S 8th St Unit 2nd St. Louis, MO	2.0	1.5	1450	$1,590	$1.10	9d	1	0.41mi
1050 Carroll St St. Louis, MO	2.0	1.0	850	$1,600	$1.88	16d	1	0.42mi
2424 S 9th St St. Louis, MO	1.0–2.0	1.0–2.0	796	$2,042	$2.57	0d	19	0.42mi
1233 Sidney St Saint Louis, MO	2.0	2.5	1200	$1,395	$1.16	45d	1	0.44mi
2511-2513 S 9th St Unit A St. Louis, MO	2.0	1.0	1000	$1,220	$1.22	45d	1	0.44mi

Listing history 2 events

1. 2026-03-12
   status Pending
2. 2026-02-03
   listed $590,000 Active

ⓘ 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: $5,041 · $420/mo
• Projected year-2 tax: $5,723 · $477/mo
• Expected delta: +$682/yr (+$57/mo · 13.5%)

ⓘ 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 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: $87,108
• − Mortgage interest: −$33,049
• − Property taxes: −$5,041
• − Insurance: −$2,950
• − Repairs & maintenance: −$6,969
• − Management: −$6,969
• − Depreciation: −$17,164
• Taxable income: $14,967
• Est. tax owed @ 24.0%: −$3,592
• After-tax cash flow: $20,104/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): 19,007
• Household income: $68,764
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1429.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 37% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 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: ▼ -159.69%
• Current HPI: 252.3452
• Rent YoY: ▲ 7.52%
• 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

2 events — show timeline

• 2026-03-12 Pending — MARIS as Distributed by MLS Grid
• 2026-02-03 Listed $590,000 MARIS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2024): $5,041 · +4.8% YoY. Source: county tax records.