4703 Labadie Ave · St. Louis, MO 63115

$60,000

4 bd · 2.0 ba · 2,074 sqft · MultiFamily public records · 2 Days on market

Built 1899 3,388 sqft lot $29/sqft · at area comps Est $60k · at est.

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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 +7.2/15.0
• Appreciation +3.3/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Well Maintained Solid Brick Duplex Featuring Two Bedroom, One Bath Units with Tenant Occupied First Floor ($500/mo MTM Contract) and Vacant Second Floor Available for Occupy Featuring Updated Modern HVAC, Plumbing & Electrical Systems, Newer Laminate Flooring, along with Modern Kitchens & Bathrooms. Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

Key facts

• Updated modern hvac
• Brand new roof
• Modern kitchens

Tags

• BRAND NEW ROOF
• SOLID BRICK DUPLEX
• UPDATED MODERN HVAC
• MODERN KITCHENS
• MODERN BATHROOMS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $655/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 32.5% 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: 97 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,114/mo this rent would consume 83% of the median local household income ($31k/yr) (locally 1655% 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 $415 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $25k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1899 — 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 $60,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.52% ✓
• Cap rate: 32.49%
• Cash-on-cash: 93.56%
• DSCR: 5.16
• GRM: 2.4

CMA / ARV

• ARV (median comp): $59,628
• List price: $60,000
• Delta: 25.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3068 Marcus Ave	0.12mi	4/2.0	2,028 (-2%)	4mo	$28,000	$14	87
4859 Leduc St	0.53mi	4/2.0	2,046 (-1%)	21mo	$40,000	$20	56
5120 Lexington Ave	0.66mi	4/2.0	2,250 (+8%)	2mo	$115,000	$51	54
4939 Saint Louis Ave	0.37mi	4/2.0	2,350 (+13%)	14mo	$15,000	$6	49
3917 Cora Ave	0.54mi	4/2.0	1,926 (-7%)	24mo	$89,900	$47	43
5144 Palm St	0.72mi	4/2.0	2,280 (+10%)	8mo	$39,900	$18	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 94.4%
• Equity multiple: 5.39×
• Total profit: $73,698
• Equity at exit: $8,946

10-year hold

• IRR: 97.1%
• Equity multiple: 11.21×
• Total profit: $171,588
• Equity at exit: $5,188

Cash invested: $16,800 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$315
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $1,310

Break-even live

Break-even rent $456

Max offer price $60,000

Occupancy floor 33%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,114
Total (2 units)			$2,114

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	43d	1	0.76mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	4d	1	0.87mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	43d	1	1.11mi
5345 Wells Ave Saint Louis, MO	3.0	1.0	2254	$1,295	$0.57	43d	1	1.22mi
4400 Delmar Blvd St. Louis, MO	3.0	1.0	1450	$1,600	$1.10	43d	1	1.41mi

Listing history 36 events

1. 2026-06-18
   days on market $60,000 Active 2 DOM
2. 2026-06-17
   remarks 400-char remark
3. 2026-06-17
   pricedays on marketlisting id $60,000 Active 1 DOM
4. 2026-06-08
   days on market $75,000 Active 143 DOM
5. 2026-06-05
   days on market $75,000 Active 140 DOM
6. 2026-06-03
   days on market $75,000 Active 139 DOM
7. 2026-06-02
   days on market $75,000 Active 138 DOM
8. 2026-06-01
   days on market $75,000 Active 137 DOM
9. 2026-05-31
   days on market $75,000 Active 136 DOM
10. 2026-04-09
    price $75,000 385-char remark

    Show marketing remark (385 chars)

    Well Maintained Solid Brick Duplex Featuring Two Bedroom, One Bath Units with Tenant Occupied First Floor ($500/mo MTM Contract) and Vacant Second Floor Available for Occupy Featuring Updated Modern HVAC, Plumbing & Electrical Systems, Newer Laminate Flooring, along with Modern Kitchens & Bathrooms. Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

11. 2026-02-13
    price $80,000 385-char remark

    Show marketing remark (385 chars)

    Well Maintained Solid Brick Duplex Featuring Two Bedroom, One Bath Units with Tenant Occupied First Floor ($500/mo MTM Contract) and Vacant Second Floor Available for Occupy Featuring Updated Modern HVAC, Plumbing & Electrical Systems, Newer Laminate Flooring, along with Modern Kitchens & Bathrooms. Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

12. 2026-01-29
    status Active 385-char remark

    Show marketing remark (385 chars)

    Well Maintained Solid Brick Duplex Featuring Two Bedroom, One Bath Units with Tenant Occupied First Floor ($500/mo MTM Contract) and Vacant Second Floor Available for Occupy Featuring Updated Modern HVAC, Plumbing & Electrical Systems, Newer Laminate Flooring, along with Modern Kitchens & Bathrooms. Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

13. 2026-01-19
    historical Active Under Contract 385-char remark

    Show marketing remark (385 chars)

    Well Maintained Solid Brick Duplex Featuring Two Bedroom, One Bath Units with Tenant Occupied First Floor ($500/mo MTM Contract) and Vacant Second Floor Available for Occupy Featuring Updated Modern HVAC, Plumbing & Electrical Systems, Newer Laminate Flooring, along with Modern Kitchens & Bathrooms. Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

14. 2026-01-15
    listed $85,000 Active 385-char remark

    Show marketing remark (385 chars)

    Well Maintained Solid Brick Duplex Featuring Two Bedroom, One Bath Units with Tenant Occupied First Floor ($500/mo MTM Contract) and Vacant Second Floor Available for Occupy Featuring Updated Modern HVAC, Plumbing & Electrical Systems, Newer Laminate Flooring, along with Modern Kitchens & Bathrooms. Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

15. 2024-06-03
    soldstatus $65,000
16. 2024-05-31
    soldstatus Closed 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

17. 2024-05-16
    status Pending 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

18. 2024-04-30
    status Active 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

19. 2024-04-30
    price $77,000 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

20. 2024-04-22
    historical 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

21. 2024-04-05
    status Active 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

22. 2024-03-28
    status Pending 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

23. 2024-03-12
    price $72,900 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

24. 2023-12-28
    status Active 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

25. 2023-09-19
    historical 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

26. 2023-09-11
    status Pending 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

27. 2023-08-03
    price $75,000 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

28. 2023-07-10
    listed $80,000 Active 313-char remark

    Show marketing remark (313 chars)

    Turnkey Investment property. Start making money right away! This multi-family property is located on a quiet street, fully occupied with long term tenants, both units have two large bedrooms and eat in kitchen and updated bathrooms. Both tenants are on a month to month. Seller is offering a home protection plan.

29. 2020-09-29
    soldstatus $38,000
30. 2020-09-14
    soldstatus Closed
31. 2020-08-19
    status Pending
32. 2020-08-06
    listed $40,000 Active
33. 2007-03-15
    soldstatus $75,000
34. 2002-10-17
    soldstatus
35. 2002-10-17
    soldstatus
36. 1996-07-12
    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: $247 · $21/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$335/yr (+$28/mo · 135.3%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,368
• − Mortgage interest: −$3,361
• − Property taxes: −$247
• − Insurance: −$300
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$1,745
• Taxable income: $15,655
• Est. tax owed @ 24.0%: −$3,757
• After-tax cash flow: $11,960/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• 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

+0.0% since first listed

27 events — show timeline

• 2026-04-09 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2026-02-13 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2026-01-29 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-19 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-15 Listed $85,000 MARIS as Distributed by MLS Grid
• 2024-06-03 Sold (Public Records) $65,000 Public Records
• 2024-05-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-05-16 Pending — MARIS as Distributed by MLS Grid
• 2024-04-30 Relisted — MARIS as Distributed by MLS Grid
• 2024-04-30 Price Changed $77,000 MARIS as Distributed by MLS Grid
• 2024-04-22 Delisted — MARIS as Distributed by MLS Grid
• 2024-04-05 Relisted — MARIS as Distributed by MLS Grid
• 2024-03-28 Pending — MARIS as Distributed by MLS Grid
• 2024-03-12 Price Changed $72,900 MARIS as Distributed by MLS Grid
• 2023-12-28 Relisted — MARIS as Distributed by MLS Grid
• 2023-09-19 Delisted — MARIS as Distributed by MLS Grid
• 2023-09-11 Pending — MARIS as Distributed by MLS Grid
• 2023-08-03 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2023-07-10 Listed $80,000 MARIS as Distributed by MLS Grid
• 2020-09-29 Sold (Public Records) $38,000 Public Records
• 2020-09-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-08-19 Pending — MARIS as Distributed by MLS Grid
• 2020-08-06 Listed $40,000 MARIS as Distributed by MLS Grid
• 2007-03-15 Sold (Public Records) $75,000 Public Records
• 2002-10-17 Sold (Public Records) — Public Records
• 2002-10-17 Sold (Public Records) — Public Records
• 1996-07-12 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2024): $247 · +4.6% YoY. Source: county tax records.