5042 Pernod Ave Unit 2F · St. Louis, MO 63139

$800

None bd · None ba · 717 sqft · MultiFamily · 8 Days on market

Built 1929 4,800 sqft lot

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.8/5.0
• 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

Now leasing beautifully updated units in this charming South St. Louis quadplex! These apartments feature recent renovations, new appliances, and refreshed interiors, offering the perfect mix of classic city character and modern comfort. Enjoy bright living spaces, updated kitchens, and a clean, well-maintained building located on a quaint residential street. The property is conveniently situated near parks, local restaurants, shopping, and major roadways, making it easy to get anywhere in St. Louis. These units won't stay available long due to the recent updates and desirable South City location, so schedule a showing soon!

Key facts

• Recent renovations
• New appliances
• Local restaurants

Tags

• RECENT RENOVATIONS
• NEW APPLIANCES
• REFRESHED INTERIORS
• UPDATED KITCHENS
• CLEAN WELL MAINTAINED BUILDING
• LOCAL RESTAURANTS

Property features AI

Finance

• Other: Unit count not specified
• Financial info: Annual property tax listed for 2025

Exterior

• Home design: Residential income property; 2–4 unit building
• Construction: Brick construction
• Exterior features: Lot about 0.11 acres

Interior

• Bedrooms: No main or upper level bedrooms listed
• Bathrooms: No main or upper level bathrooms listed
• Heating & cooling: Radiant heating; Window air conditioning unit(s)
• Interior features: Radiant heating; Window air conditioning unit(s)

🏷️ Possibly a rental listed for sale. The $800 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a multifamily listed at $800.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $800).
• Cap rate 4638.5% 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 D — 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: Buder Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 403 students, 99% 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,916/mo this rent would consume 62% of the median local household income ($76k/yr) (locally 653% 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 $6 of loan paydown is wiped out by about $24 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 + 5.4% rent growth), your $224 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $800

Questions for the listing agent

1. Built in 1929 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 489.50% ✓
• Cap rate: 4638.46%
• Cash-on-cash: 16543.45%
• DSCR: 737.09
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.39% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 921.78×
• Total profit: $206,254
• Equity at exit: $119

10-year hold

• IRR: —
• Equity multiple: 2119.99×
• Total profit: $474,653
• Equity at exit: $69

Cash invested: $224 (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 63139

• Rents YoY: 5.4%
• Active inventory: 137
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,916 high
• Mortgage (P&I): −$4
• Tax est. 1.5%: −$1 /mo · $12/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$822
• Net cashflow: $3,088

Break-even live

Break-even rent $7

Max offer price $800

Occupancy floor 16%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,916
Total (4 units)			$3,916

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: $200
• Closing costs: $24
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5042 Pernod Ave Unit 1F St. Louis, MO	1.0	1.0	717	$900	$1.26	17d	1	0.03mi
5042 Pernod Ave Saint Louis, MO	1.0	1.0	717	$800	$1.12	4d	1	0.03mi
5001 Tholozan Ave Unit 2E St. Louis, MO	1.0	1.0	700	$950	$1.36	7d	1	0.11mi
3706 Hereford St Unit 1s St. Louis, MO	1.0	1.0	750	$795	$1.06	4d	1	0.13mi
5046 Lindenwood Ave Unit 5046 St. Louis, MO	1.0	1.0	728	$950	$1.30	43d	1	0.17mi
5044 Lindenwood Ave Unit 5044 St. Louis, MO	1.0	1.0	728	$950	$1.30	43d	1	0.18mi
5000 Lindenwood Ave Unit 5000 Lindenwood 1FL St. Louis, MO	1.0	1.0	750	$850	$1.13	23d	1	0.21mi
5000 Lindenwood Ave Unit 5002 Lindenwood 1FL St. Louis, MO	1.0	1.0	750	$850	$1.13	7d	1	0.21mi
5028 Chippewa St Unit A St. Louis, MO	1.0	1.0	714	$825	$1.16	23d	1	0.25mi
4909 Lindenwood Ave Apt 102 St. Louis, MO	1.0	1.0	574	$1,095	$1.91	43d	1	0.32mi
4915 Potomac St St. Louis, MO	1.0	1.0	431	$725	$1.68	43d	1	0.36mi
4909 Winona Ave Unit 2w St. Louis, MO	1.0	1.0	700	$800	$1.14	43d	1	0.38mi
5335 Bancroft Ave Apt 2E St. Louis, MO	1.0	1.0	697	$950	$1.36	23d	1	0.41mi
5335 Bancroft Ave Apt 2W St. Louis, MO	1.0	1.0	697	$850	$1.22	7d	1	0.41mi
5515 Chippewa St Unit A St. Louis, MO	1.0	1.0	700	$900	$1.29	43d	1	0.48mi
4448 Oleatha Ave St. Louis, MO	1.0	1.0	720	$950	$1.32	20d	1	0.59mi
4407 Chippewa St Unit C St. Louis, MO	1.0	1.0	400	$795	$1.99	23d	1	0.65mi
4381 Chippewa St Unit B St. Louis, MO	1.0	1.0	400	$600	$1.50	43d	1	0.67mi
4377 Chippewa St Unit G St. Louis, MO	1.0	1.0	400	$600	$1.50	43d	1	0.67mi
4948 Kemper Ave Unit 4948 2nd Floor St. Louis, MO	1.0	1.0	675	$925	$1.37	17d	1	0.69mi
5816 Lindenwood Ave Saint Louis, MO	1.0	1.0	650	$895	$1.38	43d	1	0.77mi
5347 Arsenal St Unit 5 St. Louis, MO	1.0	1.0	690	$825	$1.20	11d	1	0.77mi
5347 Arsenal St Unit 8 St. Louis, MO	1.0	1.0	700	$825	$1.18	1d	1	0.77mi
5349 Arsenal St St. Louis, MO	1.0	1.0	700	$825	$1.18	14d	1	0.77mi
5349 Arsenal St St. Louis, MO	1.0	1.0	700	$825	$1.18	2d	1	0.77mi
5371 Arsenal St Apt 202 St. Louis, MO	1.0	1.0	650	$1,075	$1.65	7d	1	0.78mi
3625 Morgan Ford Rd Unit 6 St. Louis, MO	1.0	1.0	650	$799	$1.23	43d	1	0.81mi
4341 Morgan Ford Rd Unit F St. Louis, MO	1.0	1.0	750	$749	$1.00	4d	1	0.83mi
4341 Morganford Rd Saint Louis, MO	1.0	1.0	750	$799	$1.07	43d	1	0.83mi
3534 Morgan Ford Rd Unit 3534-C St. Louis, MO	2.0	1.0	650	$1,150	$1.77	43d	1	0.85mi
5927 Suson Pl St. Louis, MO	1.0–2.0	1.0	670	$1,235	$1.84	1d	12	0.89mi
5353 Walsh St Unit 2B St. Louis, MO	1.0	1.0	570	$795	$1.39	43d	1	0.92mi
3201 Morganford Rd Saint Louis, MO	1.0	1.0	746	$1,725	$2.31	1d	4	0.95mi
4316 Connecticut St Unit 2F St. Louis, MO	1.0	1.0	700	$799	$1.14	17d	1	0.96mi
4192 Meramec St Unit 104 St. Louis, MO	1.0	1.0	675	$850	$1.26	43d	1	0.98mi
4192 Meramec St Unit 105 St. Louis, MO	1.0	1.0	700	$815	$1.16	43d	1	0.98mi
4192 Meramec St Unit 101 St. Louis, MO	1.0	1.0	700	$850	$1.21	20d	1	0.98mi
5825 Southwest Ave Unit 1 St. Louis, MO	1.0	1.0	750	$1,125	$1.50	7d	1	0.99mi
4231-4233 Ellenwood Ave St. Louis, MO	1.0	1.0	650	$825	$1.27	14d	1	1.01mi
4227 Ellenwood Ave Saint Louis, MO	1.0	1.0	650	$825	$1.27	16d	1	1.02mi

Listing history 7 events

1. 2026-06-09
   days on market $800 Active 8 DOM
2. 2026-06-08
   days on market $800 Active 7 DOM
3. 2026-06-07
   days on market $800 Active 6 DOM
4. 2026-06-05
   days on market $800 Active 3 DOM
5. 2026-06-03
   days on market $800 Active 2 DOM
6. 2026-06-02
   remarks 632-char remark
7. 2026-06-02
   listed $800 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $46,992
• − Mortgage interest: −$45
• − Property taxes: −$12
• − Insurance: −$4
• − Repairs & maintenance: −$3,759
• − Management: −$3,759
• − Depreciation: −$23
• Taxable income: $39,389
• Est. tax owed @ 24.0%: −$9,453
• After-tax cash flow: $27,604/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): 21,631
• Household income: $75,757
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 653.0

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 White (70%)
• Race & ethnicity: White 70% Black 16% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 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: ▼ -277.54%
• Current HPI: 256.7513
• Rent YoY: ▲ 5.39%
• 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