5109 Northland Ave · St. Louis, MO 63113

$159,900

None bd · 2.0 ba · 2,296 sqft · MultiFamily public records · 503 Days on market

Built 1922 4,592 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.9/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Excellent investment opportunity for your rental portfolio! Both units in good shape ready for tenants. Great cash flow opportunity.

Key facts

• 4,592 sq ft lot
• Built 1922
• Listed 502 days

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $971 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 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.
• Market conditions: 58 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 (-2.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 503 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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.
• Current owner paid $98k; list at $160k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 503 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.02%
• DSCR: 2.16
• GRM: 5.5

CMA / ARV

• ARV (median comp): $85,095
• List price: $159,900
• Delta: 87.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5144 Wabada Ave	0.18mi	4/2.0	2,304 (+0%)	9mo	$93,500	$41	83
5052 Northland Ave	0.06mi	4/2.0	2,444 (+6%)	12mo	$18,000	$7	77
5120 Lexington Ave	0.44mi	4/2.0	2,250 (-2%)	2mo	$115,000	$51	75
4939 Saint Louis Ave	0.32mi	4/2.0	2,350 (+2%)	14mo	$15,000	$6	70
5144 Palm St	0.50mi	4/2.0	2,280 (-1%)	8mo	$39,900	$18	69
3334 Aubert Ave	0.49mi	—/—	2,270 (-1%)	8mo	$49,900	$22	68
3332 Aubert Ave	0.49mi	8/4.0	2,270 (-1%)	4mo	$56,900	$25	64
2615 Burd Ave	0.68mi	—/—	2,184 (-5%)	6mo	$80,000	$37	55
4810 Saint Louis Ave Ave	0.47mi	4/4.0	2,444 (+6%)	8mo	$60,000	$25	52
4738 Greer Ave	0.61mi	4/2.0	2,400 (+4%)	17mo	$119,900	$50	50
3068 Marcus Ave	0.73mi	4/2.0	2,028 (-12%)	4mo	$28,000	$14	43
4903 San Francisco Ave	0.74mi	8/—	2,030 (-12%)	7mo	$59,500	$29	40

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

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.93×
• Total profit: $41,635
• Equity at exit: $30,005

10-year hold

• IRR: 28.5%
• Equity multiple: 3.70×
• Total profit: $120,711
• Equity at exit: $24,647

Cash invested: $44,772 (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 63113

• Home prices YoY: -2.0%
• Active inventory: 58
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,412 high
• Mortgage (P&I): −$839
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $971

Break-even live

Break-even rent $1,183

Max offer price $159,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,061	-5% $1,016	+0% $971	+5% $925	+10% $880
Rent	-10% $780	-5% $875	+0% $971	+5% $1,066	+10% $1,161
Rate	-1.0pp $1,051	-0.5pp $1,011	base $971	+0.5pp $929	+1.0pp $887

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,412
Total (2 units)			$2,412

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	44d	1	0.45mi
5223 Ashland Ave Saint Louis, MO	2.0	1.0	2200	$1,250	$0.57	44d	1	0.45mi
1416 N Euclid Ave Saint Louis, MO	2.0	2.0	2702	$1,200	$0.44	44d	1	0.59mi
5345 Wells Ave Saint Louis, MO	3.0	1.0	2254	$1,295	$0.57	44d	1	0.63mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	44d	1	0.69mi
1320 Academy Ave Unit A St. Louis, MO	2.0	1.0	1600	$1,090	$0.68	44d	1	0.70mi
4868 Farlin Ave Unit 2 St. Louis, MO	2.0	1.0	2690	$1,100	$0.41	44d	1	0.92mi
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	24d	1	1.03mi
4901 Washington Blvd Saint Louis, MO	2.0	2.0	1620	$2,500	$1.54	12d	1	1.34mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	5d	1	1.46mi

Listing history 39 events

1. 2026-06-21
   days on market $159,900 Active 503 DOM
2. 2026-06-18
   days on market $159,900 Active 500 DOM
3. 2026-06-17
   days on market $159,900 Active 499 DOM
4. 2026-06-16
   days on market $159,900 Active 498 DOM
5. 2026-06-15
   days on market $159,900 Active 497 DOM
6. 2026-06-13
   days on market $159,900 Active 495 DOM
7. 2026-06-09
   days on market $159,900 Active 491 DOM
8. 2026-06-08
   days on market $159,900 Active 490 DOM
9. 2026-06-08
   days on market $159,900 Active 489 DOM
10. 2026-06-05
    days on market $159,900 Active 486 DOM
11. 2026-06-03
    days on market $159,900 Active 485 DOM
12. 2026-06-02
    days on market $159,900 Active 484 DOM
13. 2026-06-01
    days on market $159,900 Active 483 DOM
14. 2026-06-01
    days on market $159,900 Active 482 DOM
15. 2026-01-27
    status Active 134-char remark

    Show marketing remark (134 chars)

    Excellent investment opportunity for your rental portfolio! Both units in good shape ready for tenants. Great cash flow opportunity.

16. 2025-10-30
    price $159,900 134-char remark

    Show marketing remark (134 chars)

    Excellent investment opportunity for your rental portfolio! Both units in good shape ready for tenants. Great cash flow opportunity.

17. 2025-02-03
    listed $165,000 Active 134-char remark

    Show marketing remark (134 chars)

    Excellent investment opportunity for your rental portfolio! Both units in good shape ready for tenants. Great cash flow opportunity.

18. 2023-09-20
    status Pending 627-char remark

    Show marketing remark (627 chars)

    Welcome to 5109 Northland Ave in Saint Louis, Missouri! BOM and ready for a new owner/investor. Owner occupy one unit and collect rent from the other! Please note that the tenants are currently occupying the property, so we kindly request that you do not disturb them. This property presents a fantastic opportunity for investors or those looking to add to their real estate portfolio. With existing tenants in place, you can start generating rental income from day one. For more information or to schedule a viewing, please contact your agent today, don't let this one get away! No showings on 1st floor until accepted offer.

19. 2023-09-19
    soldstatus Closed 627-char remark

    Show marketing remark (627 chars)

    Welcome to 5109 Northland Ave in Saint Louis, Missouri! BOM and ready for a new owner/investor. Owner occupy one unit and collect rent from the other! Please note that the tenants are currently occupying the property, so we kindly request that you do not disturb them. This property presents a fantastic opportunity for investors or those looking to add to their real estate portfolio. With existing tenants in place, you can start generating rental income from day one. For more information or to schedule a viewing, please contact your agent today, don't let this one get away! No showings on 1st floor until accepted offer.

20. 2023-09-19
    soldstatus $97,850

    Show marketing remark (627 chars)

    Welcome to 5109 Northland Ave in Saint Louis, Missouri! BOM and ready for a new owner/investor. Owner occupy one unit and collect rent from the other! Please note that the tenants are currently occupying the property, so we kindly request that you do not disturb them. This property presents a fantastic opportunity for investors or those looking to add to their real estate portfolio. With existing tenants in place, you can start generating rental income from day one. For more information or to schedule a viewing, please contact your agent today, don't let this one get away! No showings on 1st floor until accepted offer.

21. 2023-08-14
    historical Active Under Contract 627-char remark

    Show marketing remark (627 chars)

    Welcome to 5109 Northland Ave in Saint Louis, Missouri! BOM and ready for a new owner/investor. Owner occupy one unit and collect rent from the other! Please note that the tenants are currently occupying the property, so we kindly request that you do not disturb them. This property presents a fantastic opportunity for investors or those looking to add to their real estate portfolio. With existing tenants in place, you can start generating rental income from day one. For more information or to schedule a viewing, please contact your agent today, don't let this one get away! No showings on 1st floor until accepted offer.

22. 2023-06-24
    historical

    Show marketing remark (627 chars)

    Welcome to 5109 Northland Ave in Saint Louis, Missouri! BOM and ready for a new owner/investor. Owner occupy one unit and collect rent from the other! Please note that the tenants are currently occupying the property, so we kindly request that you do not disturb them. This property presents a fantastic opportunity for investors or those looking to add to their real estate portfolio. With existing tenants in place, you can start generating rental income from day one. For more information or to schedule a viewing, please contact your agent today, don't let this one get away! No showings on 1st floor until accepted offer.

23. 2023-06-24
    listed $95,000 Active 627-char remark

    Show marketing remark (627 chars)

    Welcome to 5109 Northland Ave in Saint Louis, Missouri! BOM and ready for a new owner/investor. Owner occupy one unit and collect rent from the other! Please note that the tenants are currently occupying the property, so we kindly request that you do not disturb them. This property presents a fantastic opportunity for investors or those looking to add to their real estate portfolio. With existing tenants in place, you can start generating rental income from day one. For more information or to schedule a viewing, please contact your agent today, don't let this one get away! No showings on 1st floor until accepted offer.

24. 2023-05-24
    listed $95,000 Active
25. 2020-12-21
    soldstatus $83,000
26. 2020-12-11
    soldstatus Closed
27. 2020-11-05
    status Pending
28. 2020-10-28
    price $90,000
29. 2020-10-28
    status Active
30. 2020-10-12
    status Pending
31. 2020-09-07
    price $95,000
32. 2020-09-07
    listed $85,000 Active
33. 2020-02-07
    soldstatus $23,500
34. 2020-01-29
    soldstatus Closed
35. 2020-01-23
    status Pending
36. 2019-12-04
    status Active
37. 2019-12-01
    status Pending
38. 2019-11-26
    listed $30,000 Active
39. 2007-02-08
    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: $356 · $30/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$1,195/yr (+$100/mo · 335.5%)

ⓘ 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 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: $28,944
• − Mortgage interest: −$8,957
• − Property taxes: −$356
• − Insurance: −$800
• − Repairs & maintenance: −$2,316
• − Management: −$2,316
• − Depreciation: −$4,652
• Taxable income: $9,549
• Est. tax owed @ 24.0%: −$2,292
• After-tax cash flow: $9,356/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): 11,610

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 (91%)
• Race & ethnicity: Black 91% White 6% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 2% · Canada

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: ▼ -2.14%
• Current HPI: 107.1335
• 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

+433.0% since first listed

25 events — show timeline

• 2026-01-27 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-30 Price Changed $159,900 MARIS as Distributed by MLS Grid
• 2025-02-03 Listed $165,000 MARIS as Distributed by MLS Grid
• 2023-09-20 Pending — MARIS as Distributed by MLS Grid
• 2023-09-19 Sold (Public Records) $97,850 Public Records
• 2023-09-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-08-14 Contingent — MARIS as Distributed by MLS Grid
• 2023-06-24 Delisted — MARIS as Distributed by MLS Grid
• 2023-06-24 Listed $95,000 MARIS as Distributed by MLS Grid
• 2023-05-24 Listed $95,000 MARIS as Distributed by MLS Grid
• 2020-12-21 Sold (Public Records) $83,000 Public Records
• 2020-12-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-11-05 Pending — MARIS as Distributed by MLS Grid
• 2020-10-28 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2020-10-28 Relisted — MARIS as Distributed by MLS Grid
• 2020-10-12 Pending — MARIS as Distributed by MLS Grid
• 2020-09-07 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2020-09-07 Listed $85,000 MARIS as Distributed by MLS Grid
• 2020-02-07 Sold (Public Records) $23,500 Public Records
• 2020-01-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-01-23 Pending — MARIS as Distributed by MLS Grid
• 2019-12-04 Relisted — MARIS as Distributed by MLS Grid
• 2019-12-01 Pending — MARIS as Distributed by MLS Grid
• 2019-11-26 Listed $30,000 MARIS as Distributed by MLS Grid
• 2007-02-08 Sold (Public Records) — Public Records

Property tax history

-3.2%/yr

Latest (2024): $356 · +4.7% YoY. Source: county tax records.