2042 E Adelaide Ave · St. Louis, MO 63107

$29,950

None bd · 2.0 ba · 2,380 sqft · MultiFamily public records · 151 Days on market

Built 1910 4,260 sqft lot $13/sqft · 35% below area Est $46k · 35% under ↓ 20% since listing

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Why this score? — see what drove the C- 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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.1/10.0
• 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

Full brick two story, two family home with full basement. Special features include: some wood floors, six panel doors, some updates to the electric, partially fenced yard and so much more! Bring your investors or owner occupants living in one side and renting out the other! Easy to show! Set your appointment today!

Key facts

• Full brick
• Wood floors
• Six panel doors

Tags

• FULL BRICK
• WOOD FLOORS
• SIX PANEL DOORS
• UPDATES TO THE ELECTRIC
• PARTIALLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $676/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 60.5% 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 C — 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: 58 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $208 of loan paydown is wiped out by about $525 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 (-1.8% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $26,356 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 6.51% ✓
• Cap rate: 60.47%
• Cash-on-cash: 193.49%
• DSCR: 9.61
• GRM: 1.3

CMA / ARV

• ARV (median comp): $45,833
• List price: $29,950
• Delta: -34.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4356 College Ave	0.24mi	—/—	2,400 (+1%)	4mo	$30,000	$13	84
4523 Adelaide Ave	0.26mi	8/3.0	2,426 (+2%)	0mo	$89,900	$37	80
4511 Red Bud Ave	0.37mi	5/3.0	2,388 (+0%)	12mo	$220,000	$92	68
4237 Holly Ave	0.66mi	4/2.0	2,332 (-2%)	7mo	$156,900	$67	60
4210 Holly Ave	0.66mi	4/2.0	2,528 (+6%)	1mo	$37,000	$15	58
4450 Holly Ave	0.50mi	6/3.0	2,566 (+8%)	3mo	$86,000	$34	58
2138 E Fair Ave	0.12mi	4/2.0	2,706 (+14%)	20mo	$44,800	$17	55
4627 Moraine Ave	0.70mi	2/2.0	2,640 (+11%)	0mo	$85,000	$32	49
4418 Athlone Ave	0.49mi	5/2.0	2,686 (+13%)	16mo	$52,000	$19	43
4422 Holly Ave	0.54mi	8/3.0	2,692 (+13%)	9mo	$155,000	$58	42
4434 Clarence Ave	0.59mi	6/6.0	2,600 (+9%)	8mo	$60,000	$23	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.88×
• Total profit: $82,879
• Equity at exit: $6,163

10-year hold

• IRR: —
• Equity multiple: 23.01×
• Total profit: $184,574
• Equity at exit: $5,602

Cash invested: $8,386 (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 63107

• Home prices YoY: -1.9%
• Active inventory: 58
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$157
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $1,352

Break-even live

Break-even rent $237

Max offer price $29,950

Occupancy floor 26%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,950
Total (2 units)			$1,949

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: $7,488
• Closing costs: $898
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4202 Gano Ave Saint Louis, MO	3.0	1.0	1650	$1,168	$0.71	24d	1	0.57mi
2207 Angelica St Unit 1 St. Louis, MO	2.0	1.0	1734	$1,350	$0.78	44d	1	0.97mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	4d	1	1.40mi

Listing history 17 events

1. 2026-06-18
   days on market $29,950 Active 151 DOM
2. 2026-06-16
   days on market $29,950 Active 150 DOM
3. 2026-06-15
   days on market $29,950 Active 149 DOM
4. 2026-06-13
   days on market $29,950 Active 147 DOM
5. 2026-06-09
   days on market $29,950 Active 143 DOM
6. 2026-06-08
   days on market $29,950 Active 142 DOM
7. 2026-06-08
   days on market $29,950 Active 141 DOM
8. 2026-06-05
   days on market $29,950 Active 138 DOM
9. 2026-06-03
   days on market $29,950 Active 137 DOM
10. 2026-06-02
    days on market $29,950 Active 136 DOM
11. 2026-06-01
    days on market $29,950 Active 135 DOM
12. 2026-05-31
    days on market $29,950 Active 134 DOM
13. 2026-05-01
    price $39,950 316-char remark

    Show marketing remark (316 chars)

    Full brick two story, two family home with full basement. Special features include: some wood floors, six panel doors, some updates to the electric, partially fenced yard and so much more! Bring your investors or owner occupants living in one side and renting out the other! Easy to show! Set your appointment today!

14. 2026-04-22
    status Active 316-char remark

    Show marketing remark (316 chars)

    Full brick two story, two family home with full basement. Special features include: some wood floors, six panel doors, some updates to the electric, partially fenced yard and so much more! Bring your investors or owner occupants living in one side and renting out the other! Easy to show! Set your appointment today!

15. 2026-03-23
    status Pending 316-char remark

    Show marketing remark (316 chars)

    Full brick two story, two family home with full basement. Special features include: some wood floors, six panel doors, some updates to the electric, partially fenced yard and so much more! Bring your investors or owner occupants living in one side and renting out the other! Easy to show! Set your appointment today!

16. 2026-01-23
    price $44,950 316-char remark

    Show marketing remark (316 chars)

    Full brick two story, two family home with full basement. Special features include: some wood floors, six panel doors, some updates to the electric, partially fenced yard and so much more! Bring your investors or owner occupants living in one side and renting out the other! Easy to show! Set your appointment today!

17. 2025-12-19
    listed $49,950 Active 316-char remark

    Show marketing remark (316 chars)

    Full brick two story, two family home with full basement. Special features include: some wood floors, six panel doors, some updates to the electric, partially fenced yard and so much more! Bring your investors or owner occupants living in one side and renting out the other! Easy to show! Set your appointment today!

ⓘ 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: $216 · $18/mo
• Projected year-2 tax: $291 · $24/mo
• Expected delta: +$74/yr (+$6/mo · 34.3%)

ⓘ 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 ≥108°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: $23,388
• − Mortgage interest: −$1,678
• − Property taxes: −$216
• − Insurance: −$150
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$871
• Taxable income: $16,731
• Est. tax owed @ 24.0%: −$4,015
• After-tax cash flow: $12,210/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
• City population: 283,259
• Population (ZIP): 9,082

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 (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -1.75%
• Current HPI: 92.7423
• Rent YoY: —
• Metro: —
• 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

-20.0% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $39,950 MARIS as Distributed by MLS Grid
• 2026-04-22 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-23 Pending — MARIS as Distributed by MLS Grid
• 2026-01-23 Price Changed $44,950 MARIS as Distributed by MLS Grid
• 2025-12-19 Listed $49,950 MARIS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $216 · +4.5% YoY. Source: county tax records.