5226 Loughborough Ave · St. Louis, MO 63109

$325,000

15 bd · 4.0 ba · 3,564 sqft · MultiFamily public records · 23 Days on market

Built 1924 5,623 sqft lot

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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 +3.5/5.0
• 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: 5 units. estimate disagrees with records

Listing remarks

Please do not disturb tenants. Call listing broker for details. Check Rental Property Verification attached to this listing.

Key facts

• 5,623 sq ft lot
• Built 1924
• Listed 23 days

Property features AI

Finance

• Financial info: Gross income reported at $37,104; Other expenses reported at $8,066
• HOA & community: Four units in the community

Exterior

• Parking: No listed parking or carport spaces
• Utilities: Public water; Electric service listed as 'Other'
• Home design: Residential income property (2–4 units); Two levels; Single building containing all units
• Construction: Brick construction
• Exterior features: Lot about 0.129 acres; No pool

Interior

• Bedrooms: Four 1-bedroom units (total 4 units)
• Bathrooms: Four bathrooms (one per unit)
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: Basement with 8 ft+ poured concrete

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/?-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $604/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% 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: 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 (+4.0%/yr); 150 active listings in the ZIP; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $6,385/mo this rent would consume 110% of the median local household income ($70k/yr) (locally 922% 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 $2k of loan paydown is wiped out by about $10k 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 + 4.0% rent growth), your $91k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $320,125 (1.5% below list)

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 1924 — 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: 1.96% ✓
• Cap rate: 17.44%
• Cash-on-cash: 39.80%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 2.60×
• Total profit: $145,881
• Equity at exit: $48,459

10-year hold

• IRR: 44.2%
• Equity multiple: 5.41×
• Total profit: $401,008
• Equity at exit: $28,100

Cash invested: $91,000 (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 63109

• Rents YoY: 4.0%
• Active inventory: 150
• Price-to-rent: 21.2×

Monthly cashflow live

• Estimated rent: $6,385 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,341
• Net cashflow: $3,018

Break-even live

Break-even rent $2,565

Max offer price $325,000

Occupancy floor 48%

Sensitivity live

Price	-10% $3,202	-5% $3,110	+0% $3,018	+5% $2,926	+10% $2,834
Rent	-10% $2,514	-5% $2,766	+0% $3,018	+5% $3,270	+10% $3,523
Rate	-1.0pp $3,182	-0.5pp $3,101	base $3,018	+0.5pp $2,934	+1.0pp $2,848

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	—	$6,385
Total (5 units)			$6,385

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $325,000 Active 23 DOM
2. 2026-06-17
   days on market $325,000 Active 22 DOM
3. 2026-06-16
   days on market $325,000 Active 21 DOM
4. 2026-06-15
   days on market $325,000 Active 20 DOM
5. 2026-06-13
   days on market $325,000 Active 18 DOM
6. 2026-06-09
   days on market $325,000 Active 14 DOM
7. 2026-06-08
   days on market $325,000 Active 13 DOM
8. 2026-06-07
   days on market $325,000 Active 12 DOM
9. 2026-06-05
   days on market $325,000 Active 9 DOM
10. 2026-06-03
    days on market $325,000 Active 8 DOM
11. 2026-06-02
    days on market $325,000 Active 7 DOM
12. 2026-06-01
    days on market $325,000 Active 6 DOM
13. 2026-05-31
    days on market $325,000 Active 5 DOM
14. 2026-05-26
    listed $325,000 Active
15. 2023-09-30
    historical $695
16. 2023-09-09
    price $695
17. 2023-07-16
    listed
18. 2023-07-13
    historical
19. 2003-10-28
    soldstatus
20. 2001-06-01
    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: $2,235 · $186/mo
• Projected year-2 tax: $3,152 · $263/mo
• Expected delta: +$917/yr (+$76/mo · 41.0%)

ⓘ 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: $76,620
• − Mortgage interest: −$18,205
• − Property taxes: −$2,235
• − Insurance: −$1,625
• − Repairs & maintenance: −$6,130
• − Management: −$6,130
• − Depreciation: −$9,455
• Taxable income: $32,841
• Est. tax owed @ 24.0%: −$7,882
• After-tax cash flow: $28,336/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): 25,236
• Household income: $69,938
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 922.0

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 (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 3% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -215.58%
• Current HPI: 250.5412
• Rent YoY: ▲ 3.98%
• 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

7 events — show timeline

• 2026-05-26 Listed $325,000 MARIS as Distributed by MLS Grid
• 2023-09-30 Rental Removed $695 APPFOLIO
• 2023-09-09 Price Changed $695 APPFOLIO
• 2023-07-16 Listed for Rent — APPFOLIO
• 2023-07-13 Rental Removed — MARIS
• 2003-10-28 Sold (Public Records) — Public Records
• 2001-06-01 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2022): $2,235 · +0.1% YoY. Source: county tax records.