5892 Highland Ave · St. Louis, MO 63112

$69,900

4 bd · 2.0 ba · 1,928 sqft · MultiFamily public records · 14 Days on market

Built 1911 3,811 sqft lot ↓ 26% since listing

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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 +7.5/15.0
• Rent growth +3.1/5.0
• 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: 2 units. confirmed

Listing remarks

This is your opportunity to pick up a cash-flowing duplex in the Wells-Goodfellow neighborhood! This property is fully occupied and brings in a total of $1,400/month. Each unit contains two bedroom and Seller has occupancy permits in hand. Both units are leased until December giving an investor flexibility to keep tenants in place or make further updates and achieve higher lease rates. One of the units is recently updated, making it easy to keep leased while the other will need cosmetic upgrades in the future. This one is priced for a quick, as-is sale. Showings only with an accepted offer. Ask about off market properties owned by the same Seller that could be purchased as a package!

Key facts

• 3,811 sq ft lot
• Built 1911
• Listed 14 days

Property features AI

Finance

• Financial info: Gross income reported: $16,800

Exterior

• Parking: Off-street parking with parking pad and alley access
• Utilities: Public water
• Home design: Residential income property (2–4 units); Duplex structure; Property described as fixer and updated/remodeled
• Construction: Brick construction; Flat roof; Stone foundation; Built (year per public records)
• Exterior features: Alley access; Off-street parking; Parking pad

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Two 2-bedroom apartment units (unit-level bedroom counts provided)
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Wall/window cooling unit(s)
• Interior features: Eat-in kitchen; High ceilings; Laminate countertops; Storage space
• Laundry & utility: In-unit laundry (washer/dryer); Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $705/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 30.5% 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: Laclede Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 264 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 118 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,315/mo this rent would consume 61% of the median local household income ($46k/yr) (locally 1457% 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 $483 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 + 2.4% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1911 — 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 $69,900

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 1911 — 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: 3.31% ✓
• Cap rate: 30.49%
• Cash-on-cash: 86.43%
• DSCR: 4.85
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $13,496
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5929 Highland Ave	0.09mi	4/2.0	2,208 (+14%)	5mo	$12,000	$5	67
1460 Laurel St Unit 1st floor	0.39mi	3/2.0 (-1)	2,024 (+5%)	20mo	$35,900	$18	51
5982 Minerva Ave	0.61mi	4/2.0	2,024 (+5%)	23mo	$15,000	$7	44

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 86.2%
• Equity multiple: 4.94×
• Total profit: $77,036
• Equity at exit: $10,422

10-year hold

• IRR: 89.2%
• Equity multiple: 10.04×
• Total profit: $176,945
• Equity at exit: $6,044

Cash invested: $19,572 (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: 118
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,315 high
• Mortgage (P&I): −$367
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $1,410

Break-even live

Break-even rent $531

Max offer price $69,900

Occupancy floor 34%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,314
Total (2 units)			$2,315

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	23d	1	0.31mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	43d	1	0.91mi
5345 Wells Ave Saint Louis, MO	3.0	1.0	2254	$1,295	$0.57	43d	1	0.95mi
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	43d	1	1.16mi
1019 N Skinker Pkwy St. Louis, MO	1.0–3.0	1.0–3.0	1137	$2,795	$2.46	1d	9	1.32mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	43d	1	1.34mi
5804 Cates Ave Unit 2 St. Louis, MO	3.0	1.0	1500	$1,500	$1.00	4d	1	1.39mi

Listing history 10 events

1. 2026-06-18
   days on market $69,900 Active 14 DOM
2. 2026-06-17
   days on market $69,900 Active 13 DOM
3. 2026-06-16
   days on market $69,900 Active 12 DOM
4. 2026-06-15
   days on market $69,900 Active 11 DOM
5. 2026-06-13
   days on market $69,900 Active 9 DOM
6. 2026-06-09
   days on market $69,900 Active 5 DOM
7. 2026-06-08
   days on market $69,900 Active 4 DOM
8. 2026-06-07
   days on market $69,900 Active 3 DOM
9. 2026-06-05
   remarks 692-char remark
10. 2026-06-05
    listed $69,900 Active 1 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: $282 · $24/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$396/yr (+$33/mo · 140.0%)

ⓘ 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 ≥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: $27,780
• − Mortgage interest: −$3,915
• − Property taxes: −$282
• − Insurance: −$350
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$2,033
• Taxable income: $16,754
• Est. tax owed @ 24.0%: −$4,021
• After-tax cash flow: $12,894/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): 17,985
• Household income: $45,542
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1457.0

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: 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%

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

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

-26.3% since first listed

6 events — show timeline

• 2026-06-04 Listed $69,900 MARIS as Distributed by MLS Grid
• 2026-05-13 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-21 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2025-12-11 Price Changed $88,900 MARIS as Distributed by MLS Grid
• 2025-12-03 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2025-11-14 Listed $94,900 MARIS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $282 · +4.6% YoY. Source: county tax records.