5027 S Broadway · St. Louis, MO 63111

$275,000

4 bd · 4.0 ba · 3,960 sqft · MultiFamily public records · 29 Days on market

Built 1928 4,874 sqft lot Est $273k · at est.

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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 +7.5/10.0
• ARV discount +7.2/15.0
• Rent growth +3.3/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Four 2 bedroom 1 bath units. As-Is.

Key facts

• Turn-key asset
• 4,874 sq ft lot
• Built 1928

Tags

• SHARED BACKYARD SPACE
• STRONG RENTAL POTENTIAL
• TURN-KEY ASSET
• HIGH-DEMAND RENTAL AREA

Property features AI

Finance

• Other: Property type: Residential income, 2–4 units; Total units: 4 (1 currently leased); One building; Above-grade living area reported as 3,960; Lot size about 0.1119 acres
• Financial info: Seller may consider concessions; No second mortgage reported; Lease considered: No

Exterior

• Parking: Off-street parking available; On-street parking available
• Utilities: Public water; Sewer connected; Single-phase electric service; Natural gas connected; Cable available
• Home design: Residential income property; 2–4 unit building (quadruplex); Two levels
• Construction: Brick construction; Asphalt and flat roof
• Exterior features: Off-street parking; On-street parking; Public water and sewer; Cable available; Electricity connected; Natural gas connected

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One-bedroom units (unit-level information)
• Bathrooms: One bathroom per unit (unit-level information)
• Heating & cooling: Electric forced-air heating; No central cooling
• Interior features: Electric range; Refrigerator
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Monroe Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 158 students, 98% 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 (+3.3%/yr); 125 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 $2k of loan paydown is wiped out by about $8k 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 + 3.3% rent growth), your $77k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $150k; list at $275k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $270,875 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.94%
• DSCR: 1.71
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $273,240
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5321 Michigan Ave	0.26mi	4/4.0	3,536 (-11%)	2mo	$245,000	$69	68
4552 Virginia Ave	0.54mi	4/4.0	3,740 (-6%)	4mo	$40,000	$11	62
4513 Pennsylvania Ave	0.54mi	4/4.0	3,810 (-4%)	11mo	$230,000	$60	59
3230 Pulaski St	0.45mi	4/4.0	3,570 (-10%)	12mo	$299,000	$84	52
4652 Michigan Ave	0.36mi	4/4.0	3,536 (-11%)	23mo	$284,000	$80	46

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.28×
• Total profit: $21,446
• Equity at exit: $41,003

10-year hold

• IRR: 16.6%
• Equity multiple: 2.38×
• Total profit: $106,099
• Equity at exit: $23,777

Cash invested: $77,000 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 26.7×

Monthly cashflow live

• Estimated rent: $3,429 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $1,023

Break-even live

Break-even rent $2,134

Max offer price $275,000

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,428
Total (4 units)			$3,429

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $275,000 Active 29 DOM
2. 2026-06-17
   days on market $275,000 Active 28 DOM
3. 2026-06-16
   days on market $275,000 Active 27 DOM
4. 2026-06-15
   days on market $275,000 Active 26 DOM
5. 2026-06-13
   days on market $275,000 Active 24 DOM
6. 2026-06-09
   days on market $275,000 Active 20 DOM
7. 2026-06-08
   days on market $275,000 Active 19 DOM
8. 2026-06-07
   pricedays on market $275,000 Active 18 DOM
9. 2026-06-05
   days on market $280,000 Active 15 DOM
10. 2026-06-03
    days on market $280,000 Active 14 DOM
11. 2026-06-02
    days on market $280,000 Active 13 DOM
12. 2026-06-01
    days on market $280,000 Active 12 DOM
13. 2026-05-31
    days on market $280,000 Active 11 DOM
14. 2026-05-20
    listed $280,000 Active
15. 2025-07-24
    historical $950
16. 2025-04-23
    price $950
17. 2025-04-07
    status Active
18. 2025-03-19
    historical Active Under Contract
19. 2025-03-10
    listed $309,000 Active
20. 2025-03-03
    listed $1,000
21. 2024-09-09
    soldstatus $150,000
22. 2024-09-07
    status Pending 35-char remark

    Show marketing remark (35 chars)

    Four 2 bedroom 1 bath units. As-Is.

23. 2024-09-06
    soldstatus Closed 35-char remark

    Show marketing remark (35 chars)

    Four 2 bedroom 1 bath units. As-Is.

24. 2024-08-08
    historical Active Under Contract 35-char remark

    Show marketing remark (35 chars)

    Four 2 bedroom 1 bath units. As-Is.

25. 2024-08-01
    listed $159,900 Active 35-char remark

    Show marketing remark (35 chars)

    Four 2 bedroom 1 bath units. As-Is.

26. 2022-03-07
    soldstatus $80,000
27. 1996-12-20
    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: $1,551 · $129/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$1,117/yr (+$93/mo · 72.0%)

ⓘ 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 ≥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: $41,148
• − Mortgage interest: −$15,404
• − Property taxes: −$1,551
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,292
• − Management: −$3,292
• − Depreciation: −$8,000
• Taxable income: $8,234
• Est. tax owed @ 24.0%: −$1,976
• After-tax cash flow: $10,299/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+250.0% since first listed

14 events — show timeline

• 2026-05-20 Listed $280,000 MARIS as Distributed by MLS Grid
• 2025-07-24 Rental Removed $950 RENTLY
• 2025-04-23 Price Changed $950 RENTLY
• 2025-04-07 Relisted — MARIS as Distributed by MLS Grid
• 2025-03-19 Contingent — MARIS as Distributed by MLS Grid
• 2025-03-10 Listed $309,000 MARIS as Distributed by MLS Grid
• 2025-03-03 Listed for Rent $1,000 RENTLY
• 2024-09-09 Sold (Public Records) $150,000 Public Records
• 2024-09-07 Pending — MARIS as Distributed by MLS Grid
• 2024-09-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-08-08 Contingent — MARIS as Distributed by MLS Grid
• 2024-08-01 Listed $159,900 MARIS as Distributed by MLS Grid
• 2022-03-07 Sold (Public Records) $80,000 Public Records
• 1996-12-20 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2024): $1,551 · +5.1% YoY. Source: county tax records.