5841 Cabanne · St. Louis, MO 63112

$1,673,285

60 bd · 24.0 ba · 11,733 sqft · MultiFamily public records · 185 Days on market

Built 1924 Good condition 0.61 ac lot $143/sqft · 8% above area Est $3.1M · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 24 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Huge price reduction, check it out!!! Located in the historic West End neighborhood, 24 units, two and three bedrooms, all units have central AC, and individual furnaces, double pane windows, and each unit individually metered for gas and electricity. Great value add opportunity as rents are well below market. Close to the entertainment district of The Loop, Forest Park and the fun activities, the zoo and the museums, and close to The Washington University main campus and medical school.

Key facts

• 0.61 acre lot
• Built 1924
• Listed 183 days

What this means for you Summary

Snapshot

• This is a 12×2bd/1ba + 12×3bd/1ba units multifamily listed at $1.67M. Condition is rated good.
• This rent per unit runs 39% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $18k ($216k/yr) — positive. Per door: $751/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($36k rent vs $1.67M).
• Recommended offer: $1.47M (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 4.9% 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: Nahed Chapman New American Aca (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 335 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 167 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 $12k of loan paydown is wiped out by about $50k 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 + 2.4% rent growth), your $469k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($1.47M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $300k; list at $1.67M implies a 458% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $1,472,490 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.15% ✓
• Cap rate: 19.22%
• Cash-on-cash: 46.16%
• DSCR: 3.05
• GRM: 3.9

CMA / ARV

• ARV (median comp): $3,100,000
• List price: $1,673,285
• Delta: -46.02%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 2.82×
• Total profit: $854,627
• Equity at exit: $249,492

10-year hold

• IRR: 48.5%
• Equity multiple: 5.55×
• Total profit: $2,132,622
• Equity at exit: $144,675

Cash invested: $468,520 (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 63112

• Rents YoY: 2.4%
• Active inventory: 167
• Price-to-rent: 104.4×

Monthly cashflow live

• Estimated rent: $35,978 medium
• Mortgage (P&I): −$8,775
• Tax from tax record: −$928 /mo · $11,131/yr
• Insurance: −$697
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,555
• Net cashflow: $18,023

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

Units	Beds	Baths	Est. rent
▸ 12× units	2	1	$16,032
▸ 12× units	3	1	$19,944
Total (24 units)			$35,978

Break-even live

Break-even rent $13,164

Max offer price $1,673,285

Occupancy floor 45%

Sensitivity live

Price	-10% $18,970	-5% $18,497	+0% $18,023	+5% $17,549	+10% $17,076
Rent	-10% $15,181	-5% $16,602	+0% $18,023	+5% $19,444	+10% $20,865
Rate	-1.0pp $18,866	-0.5pp $18,449	base $18,023	+0.5pp $17,589	+1.0pp $17,148

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: $418,321
• Closing costs: $50,199
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5811 Cabanne Ave St. Louis, MO	2.0	1.0	800	$1,250	$1.56	93d	1	0.03mi
5811 Cabanne Ave St. Louis, MO	2.0	1.0	—	$1,200	—	22d	1	0.03mi
5807 Cabanne Ave St. Louis, MO	1.0	1.0	—	$1,050	—	93d	1	0.04mi
5803 Cabanne Ave Saint Louis, MO	2.0	1.0	600	$1,200	$2.00	53d	1	0.04mi
5811 Cabanne Ave Apt 2E St. Louis, MO	2.0	1.0	—	$1,200	—	53d	1	0.04mi
917 Goodfellow Blvd St. Louis, MO	2.0	1.0	—	$1,400	—	53d	1	0.06mi
5740 Cabanne Ave Saint Louis, MO	1.0	1.0	650	$625	$0.96	93d	1	0.07mi
857A Goodfellow Blvd Unit B St. Louis, MO	1.0	1.0	—	$795	—	93d	1	0.07mi
5804 Cates Ave Unit 2 St. Louis, MO	3.0	1.0	1500	$1,500	$1.00	53d	1	0.11mi
5904 Enright Ave St. Louis, MO	1.0–2.0	1.0	586	$1,250	$2.13	13d	3	0.31mi
807 Clara Ave Unit 7 St. Louis, MO	1.0	1.0	650	$699	$1.08	67d	1	0.32mi
807 Clara Ave Unit 2 St. Louis, MO	1.0	1.0	650	$699	$1.08	93d	1	0.32mi
807 Clara Ave Unit 3 St. Louis, MO	1.0	1.0	650	$699	$1.08	57d	1	0.32mi
807 Clara Ave Apt 33 St. Louis, MO	1.0	1.0	650	$799	$1.23	93d	1	0.32mi
5572 Clemens Ave Unit 1W St. Louis, MO	3.0	1.0	900	$1,025	$1.14	64d	1	0.37mi
5855 Washington Blvd Unit 1A St. Louis, MO	2.0	1.0	850	$999	$1.18	93d	1	0.39mi
5621 Delmar Blvd Saint Louis, MO	1.0	1.0	647	$2,020	$3.12	9d	4	0.40mi
6043 Clemens Ave Unit 3W St. Louis, MO	2.0	1.0	1023	$1,125	$1.10	13d	1	0.41mi
6043 Clemens Ave Apt 2E St. Louis, MO	2.0	1.0	1023	$1,075	$1.05	73d	1	0.41mi
5936 Etzel Ave Unit 5936A St. Louis, MO	1.0	1.0	500	$750	$1.50	23d	1	0.43mi
629 Clara Ave Apt 24 St. Louis, MO	2.0	2.0	1155	$1,615	$1.40	24d	1	0.46mi
629 Clara Ave Apt 28 St. Louis, MO	2.0	1.0	672	$1,150	$1.71	25d	1	0.46mi
5535 Delmar Blvd St. Louis, MO	2.0	1.0–2.0	805	$1,970	$2.45	9d	12	0.49mi
5560 Delmar Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	790	$1,395	$1.77	18d	6	0.50mi
5776 Kingsbury Pl Saint Louis, MO	2.0	2.0	1536	$1,950	$1.27	27d	1	0.51mi
5776 Kingsbury Pl Saint Louis, MO	2.0	2.0	1536	$1,950	$1.27	28d	1	0.51mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1172	$1,910	$1.63	9d	16	0.51mi
5783 McPherson Ave Unit 2FL St. Louis, MO	3.0	2.0	1320	$2,475	$1.88	29d	1	0.53mi
5783 McPherson Ave Unit 1FL St. Louis, MO	2.0	2.0	1250	$1,875	$1.50	29d	1	0.53mi
1131 Hodiamont Ave St. Louis, MO	2.0	1.0	700	$1,050	$1.50	93d	1	0.53mi
1131 Hodiamont Ave Unit 1135-2D St. Louis, MO	3.0	1.0	840	$1,225	$1.46	93d	1	0.53mi
5467 Maple Ave Saint Louis, MO	1.0	1.0	—	$950	—	64d	1	0.54mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	906	$1,910	$2.11	9d	19	0.57mi
501 Clara Ave Saint Louis, MO	1.0–2.0	1.0–2.0	850	$1,845	$2.17	64d	21	0.57mi
6105 Delmar Blvd Saint Louis, MO	1.0–3.0	1.0–3.0	931	$2,204	$2.37	20d	1	0.57mi
6036 Washington Blvd Apt 1W St. Louis, MO	2.0	1.0	1200	$1,350	$1.12	67d	1	0.58mi
5500 Delmar Blvd Unit 5540-Apt 202 St. Louis, MO	2.0	2.0	875	$1,395	$1.59	57d	1	0.58mi
1312 Temple Pl Unit 2ND St. Louis, MO	3.0	2.0	—	$1,200	—	93d	1	0.60mi
6048 Washington Blvd Unit 1W St. Louis, MO	2.0	2.0	1012	$1,475	$1.46	93d	1	0.60mi
5861 Nina Pl Apt 2W St. Louis, MO	3.0	1.0	1400	$1,750	$1.25	93d	1	0.60mi

Listing history 50 events

1. 2026-08-08
   days on market $1,673,285 Active 185 DOM
2. 2026-08-07
   days on market $1,673,285 Active 184 DOM
3. 2026-08-06
   days on market $1,673,285 Active 183 DOM
4. 2026-08-05
   days on market $1,673,285 Active 182 DOM
5. 2026-08-04
   days on market $1,673,285 Active 181 DOM
6. 2026-08-03
   days on market $1,673,285 Active 180 DOM
7. 2026-07-31
   days on market $1,673,285 Active 177 DOM
8. 2026-07-30
   days on market $1,673,285 Active 176 DOM
9. 2026-07-30
   days on market $1,673,285 Active 175 DOM
10. 2026-07-28
    days on market $1,673,285 Active 174 DOM
11. 2026-07-26
    days on market $1,673,285 Active 172 DOM
12. 2026-07-24
    days on market $1,673,285 Active 170 DOM
13. 2026-07-23
    days on market $1,673,285 Active 169 DOM
14. 2026-07-22
    days on market $1,673,285 Active 168 DOM
15. 2026-07-21
    days on market $1,673,285 Active 167 DOM
16. 2026-07-20
    days on market $1,673,285 Active 166 DOM
17. 2026-07-18
    days on market $1,673,285 Active 164 DOM
18. 2026-07-18
    days on market $1,673,285 Active 163 DOM
19. 2026-07-16
    days on market $1,673,285 Active 162 DOM
20. 2026-07-15
    days on market $1,673,285 Active 161 DOM
21. 2026-07-14
    days on market $1,673,285 Active 160 DOM
22. 2026-07-13
    days on market $1,673,285 Active 159 DOM
23. 2026-07-13
    days on market $1,673,285 Active 158 DOM
24. 2026-07-11
    days on market $1,673,285 Active 157 DOM
25. 2026-07-10
    days on market $1,673,285 Active 156 DOM
26. 2026-07-09
    days on market $1,673,285 Active 155 DOM
27. 2026-07-07
    days on market $1,673,285 Active 153 DOM
28. 2026-07-06
    days on market $1,673,285 Active 152 DOM
29. 2026-07-05
    days on market $1,673,285 Active 151 DOM
30. 2026-07-03
    days on market $1,673,285 Active 149 DOM
31. 2026-07-02
    days on market $1,673,285 Active 148 DOM
32. 2026-07-01
    days on market $1,673,285 Active 147 DOM
33. 2026-06-30
    days on market $1,673,285 Active 146 DOM
34. 2026-06-29
    days on market $1,673,285 Active 145 DOM
35. 2026-06-28
    days on market $1,673,285 Active 144 DOM
36. 2026-06-27
    days on market $1,673,285 Active 143 DOM
37. 2026-06-26
    days on market $1,673,285 Active 142 DOM
38. 2026-06-24
    days on market $1,673,285 Active 140 DOM
39. 2026-06-21
    days on market $1,673,285 Active 137 DOM
40. 2026-06-18
    days on market $1,673,285 Active 134 DOM
41. 2026-06-17
    days on market $1,673,285 Active 133 DOM
42. 2026-06-16
    days on market $1,673,285 Active 132 DOM
43. 2026-06-15
    days on market $1,673,285 Active 131 DOM
44. 2026-06-13
    days on market $1,673,285 Active 129 DOM
45. 2026-06-09
    days on market $1,673,285 Active 125 DOM
46. 2026-06-08
    days on market $1,673,285 Active 124 DOM
47. 2026-06-08
    days on market $1,673,285 Active 123 DOM
48. 2026-06-05
    days on market $1,673,285 Active 120 DOM
49. 2026-06-03
    days on market $1,673,285 Active 119 DOM
50. 2026-06-02
    days on market $1,673,285 Active 118 DOM

ⓘ 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: $11,131 · $928/mo
• Projected year-2 tax: $16,231 · $1,353/mo
• Expected delta: +$5,100/yr (+$425/mo · 45.8%)

ⓘ 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: $431,736
• − Mortgage interest: −$93,730
• − Property taxes: −$11,131
• − Insurance: −$8,366
• − Repairs & maintenance: −$34,539
• − Management: −$34,539
• − Depreciation: −$48,677
• Taxable income: $200,754
• Est. tax owed @ 24.0%: −$48,181
• After-tax cash flow: $168,095/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $58,665–$175,995 screening

This multi-family property in the historic West End neighborhood is in good condition with minimal repairs needed. It offers a good investment opportunity with above-market rental potential.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $20,000–$60,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No visible roof material or condition
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No visible HVAC unit or condition

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Resale Replace old appliances — Modernizes kitchen and improves aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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 4/100

Zoned Schools

Elementary Hamilton Elem. Community Ed. F MO #1,072/1,115 Nat'l #40,579/41,679 High Sumner High F MO #520/521 Nat'l #17,145/17,239

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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 9% 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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Korean 2%

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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: ▼ -158.94%
• Current HPI: 115.1863
• Rent YoY: ▲ 2.39%
• 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

Price history

+234.7% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $1,673,285 MARIS as Distributed by MLS Grid
• 2026-03-17 Price Changed $1,850,000 MARIS as Distributed by MLS Grid
• 2026-02-10 Price Changed $1,950,000 MARIS as Distributed by MLS Grid
• 2026-02-05 Listed $2,700,000 MARIS as Distributed by MLS Grid
• 2026-02-04 Coming Soon $2,700,000 MARIS as Distributed by MLS Grid
• 2012-09-11 Sold (Public Records) $300,000 Public Records
• 2010-06-22 Sold (Public Records) $500,000 Public Records

Property tax history

+5.5%/yr

Latest (2024): $11,131 · +5.2% YoY. Source: county tax records.