2833 Sidney St · St. Louis, MO 63104

$199,900

4 bd · 2.0 ba · 2,260 sqft · MultiFamily public records · 39 Days on market

Built 1901 3,428 sqft lot $88/sqft · 41% below area Est $337k · 41% 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
• 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: 1 unit. estimate disagrees with records

Listing remarks

Situated in the heart of Fox Park, 2833 Sidney presents an exceptional value-add opportunity for investors and developers looking to capitalize on one of St. Louis’ most active historic neighborhoods. This property has already undergone extensive prep work, including a new roof, full interior gut, complete debris removal, corrected framing issues, new subflooring, minor tuckpointing, and resolved window concerns. Basement plumbing has been updated to PVC, providing a strong foundation for future improvements. Architectural plans are available, helping streamline the renovation process. With much of the heavy lifting already completed, this property offers a clean slate for a custom bu

Key facts

• Minor tuckpointing
• Full interior gut
• New subflooring

Tags

• NEW ROOF
• FULL INTERIOR GUT
• COMPLETE DEBRIS REMOVAL
• CORRECTED FRAMING ISSUES
• NEW SUBFLOORING
• MINOR TUCKPOINTING

Property features AI

Finance

• Other: Above-grade finished area reported as 2,260 (public records)
• Financial info: No units currently leased

Exterior

• Home design: Residential income property (2–4 units); Two-unit building in a single structure
• Construction: Brick construction
• Exterior features: Lot in the Fox Park neighborhood

Interior

• Bedrooms: Two 2-bedroom units (one 2-bedroom unit and a second 2-bedroom unit)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: No central cooling reported
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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.
• Zoned schools: Shenandoah Elem. (math 5% / reading 5%, grade F, #1,072 of 1,115 statewide, top 98%, 136 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 fast (+7.5%/yr); 165 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,368/mo this rent would consume 59% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.68% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.21%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (median comp): $337,227
• List price: $199,900
• Delta: -40.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2628 Arkansas Ave	0.55mi	4/2.0	2,254 (-0%)	2mo	$349,900	$155	72
2218 Missouri Ave	0.51mi	4/2.0	2,314 (+2%)	4mo	$339,000	$146	69
2632 Tennessee Ave	0.49mi	4/2.0	2,120 (-6%)	3mo	$310,000	$146	64
3142 S Compton Ave	0.57mi	3/2.0 (-1)	2,244 (-1%)	6mo	$157,500	$70	62
2929 Victor St	0.13mi	3/2.0 (-1)	1,968 (-13%)	10mo	$289,900	$147	59
2704 Alhambra Ct	0.61mi	4/2.0	2,420 (+7%)	10mo	$300,000	$124	51
3318 Sidney St	0.42mi	3/3.0 (-1)	2,483 (+10%)	12mo	$339,900	$137	45
3521 Hartford St	0.75mi	3/2.0 (-1)	2,448 (+8%)	3mo	$264,900	$108	44
2135 Sidney St	0.50mi	3/2.0 (-1)	1,958 (-13%)	8mo	$335,000	$171	43
3235 Minnesota Ave	0.74mi	4/2.0	2,450 (+8%)	11mo	$199,900	$82	42
3418 Hartford St	0.67mi	5/2.0 (+1)	2,528 (+12%)	6mo	$319,999	$127	39
2028 Russell Blvd	0.69mi	4/4.0	2,532 (+12%)	10mo	$288,000	$114	31

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: 28.5%
• Equity multiple: 2.26×
• Total profit: $70,401
• Equity at exit: $29,806

10-year hold

• IRR: 38.4%
• Equity multiple: 5.38×
• Total profit: $245,200
• Equity at exit: $17,284

Cash invested: $55,972 (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: 14.8×

Monthly cashflow live

• Estimated rent: $3,368 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $1,363

Break-even live

Break-even rent $1,643

Max offer price $199,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,476	-5% $1,419	+0% $1,363	+5% $1,306	+10% $1,249
Rent	-10% $1,096	-5% $1,229	+0% $1,363	+5% $1,496	+10% $1,629
Rate	-1.0pp $1,463	-0.5pp $1,413	base $1,363	+0.5pp $1,311	+1.0pp $1,258

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,369
Total (3 units)			$3,368

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2648 California Ave Saint Louis, MO	4.0	2.0	2458	$2,000	$0.81	24d	1	0.17mi
2253 Indiana Ave Saint Louis, MO	4.0	3.5	1760	$2,600	$1.48	8d	1	0.42mi
2811 Missouri Ave Saint Louis, MO	4.0	2.5	2673	$3,622	$1.36	44d	1	0.53mi
2048 Russell Blvd Saint Louis, MO	4.0	2.0	3024	$2,300	$0.76	44d	1	0.67mi
2643 Wyoming St Saint Louis, MO	3.0	2.5	2592	$2,600	$1.00	44d	1	0.68mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	20d	1	0.72mi
2027 Russell Blvd Saint Louis, MO	3.0	2.5	1687	$2,100	$1.24	12d	1	0.72mi
2347 Park Ave Saint Louis, MO	3.0	3.5	1608	$2,150	$1.34	44d	1	0.94mi
3628 Wyoming St Unit 2F St. Louis, MO	4.0	1.0	1700	$1,950	$1.15	44d	1	0.98mi
3429 Ohio Ave Saint Louis, MO	3.0	3.0	1938	$2,250	$1.16	17d	1	0.99mi
1231 Allen Market Ln St. Louis, MO	3.0	2.5	3000	$1,995	$0.67	44d	1	1.00mi
1229-1231 Allen Market Ln Unit 1231 St. Louis, MO	3.0	3.0	3000	$1,995	$0.67	44d	1	1.00mi
3663 McRee Ave Saint Louis, MO	3.0	1.5	1714	$2,750	$1.60	18d	1	1.04mi
3510 California Ave Saint Louis, MO	3.0	2.0	1800	$1,200	$0.67	44d	1	1.06mi
2211 Menard St Unit B St. Louis, MO	3.0	1.5	2440	$2,200	$0.90	4d	1	1.12mi
2211 Menard St Unit A St. Louis, MO	3.0	1.5	2440	$2,200	$0.90	5d	1	1.12mi
3540 Michigan Ave Saint Louis, MO	4.0	2.0	1758	$1,800	$1.02	2d	1	1.14mi
3450 Wisconsin Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1219	$2,300	$1.89	2d	15	1.16mi
2406 S 10th St Saint Louis, MO	3.0	2.0	2000	$1,950	$0.97	24d	1	1.17mi
3458 Giles Ave Saint Louis, MO	3.0	2.5	2204	$2,400	$1.09	8d	1	1.24mi
919 Allen Ave Unit R Saint Louis, MO	3.0	1.5	1708	$2,100	$1.23	21d	1	1.25mi
713 Barton St Unit 1031874P St. Louis, MO	3.0	2.0	1593	$3,856	$2.42	8d	1	1.26mi
3901 Folsom Ave Unit 3909 St. Louis, MO	3.0	2.0	1635	$1,845	$1.13	18d	1	1.26mi
900 Allen Ave Saint Louis, MO	3.0	2.0	1676	$2,399	$1.43	18d	1	1.28mi
3526 S Spring Ave Saint Louis, MO	4.0	2.0	2244	$2,877	$1.28	44d	1	1.37mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,300	$0.50	8d	1	1.38mi
3807 Potomac St Saint Louis, MO	3.0	1.0	2588	$1,100	$0.43	44d	1	1.38mi
3908 McDonald Ave Saint Louis, MO	3.0	2.0	1927	$2,500	$1.30	5d	1	1.38mi
715 Soulard St Saint Louis, MO	5.0	3.0	2800	$2,595	$0.93	44d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $199,900 Active 39 DOM
2. 2026-06-18
   days on market $199,900 Active 36 DOM
3. 2026-06-17
   days on market $199,900 Active 35 DOM
4. 2026-06-16
   days on market $199,900 Active 34 DOM
5. 2026-06-15
   days on market $199,900 Active 33 DOM
6. 2026-06-13
   days on market $199,900 Active 31 DOM
7. 2026-06-09
   days on market $199,900 Active 27 DOM
8. 2026-06-08
   days on market $199,900 Active 26 DOM
9. 2026-06-07
   days on market $199,900 Active 25 DOM
10. 2026-06-05
    days on market $199,900 Active 22 DOM
11. 2026-06-03
    days on market $199,900 Active 21 DOM
12. 2026-06-02
    days on market $199,900 Active 20 DOM
13. 2026-06-01
    days on market $199,900 Active 19 DOM
14. 2026-05-31
    days on market $199,900 Active 18 DOM
15. 2026-05-13
    listed $199,900 Active 1004-char remark
16. 2015-09-04
    soldstatus
17. 1995-08-31
    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: $1,999 · $167/mo
• Projected year-2 tax: $1,999 · $167/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°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: $40,416
• − Mortgage interest: −$11,198
• − Property taxes: −$1,999
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,233
• − Management: −$3,233
• − Depreciation: −$5,815
• Taxable income: $13,938
• Est. tax owed @ 24.0%: −$3,345
• After-tax cash flow: $13,005/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

3 events — show timeline

• 2026-05-13 Listed $199,900 MARIS as Distributed by MLS Grid
• 2015-09-04 Sold (Public Records) — Public Records
• 1995-08-31 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2024): $1,999 · +42.6% YoY. Source: county tax records.