5501 Partridge Ave · St. Louis, MO 63120

$125,000

16 bd · 4.0 ba · 3,240 sqft · MultiFamily public records · 28 Days on market

Built 1927 7,000 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
• Appreciation +5.3/10.0
• 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: 4 units. confirmed

Listing remarks MLS

Excellent investment opportunity in St. Louis City! This solid brick 4-unit multi-family building features four well-maintained 1-bedroom, 1-bathroom units—each with its own boiler and water heater, providing independent utility service and simplifying property management. The property is fully rented with all tenants in good standing. With consistent rental income and minimal vacancy history, this asset is ideal for both new and seasoned investors seeking stable cash flow. Don’t miss your chance to own a professionally managed, income-generating property in a strong rental market. Buyer to verify all property details.

Key facts

• 7,000 sq ft lot
• Built 1927
• Listed 28 days

Property features AI

Finance

• Financial info: Tax information available (annual tax listed separately)

Exterior

• Utilities: Public water; Electric service by Ameren; Electricity available; Natural gas available; Water available
• Home design: Residential income property (2–4 units)
• Construction: Brick construction
• Exterior features: Lot approximately 0.1607 acres

Interior

• Bedrooms: No main or upper level bedrooms listed
• Bathrooms: No main or upper level bathrooms listed
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $701/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 33.2% 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: Walbridge Elem. Community Ed. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 128 students, 98% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $4,476/mo this rent would consume 153% of the median local household income ($35k/yr) (locally 555% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($864 loan paydown + $674 appreciation (0.5% local appreciation)).
• 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 (0.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 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 1927 — 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 $123,125 (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 1927 — 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: 3.58% ✓
• Cap rate: 33.22%
• Cash-on-cash: 96.18%
• DSCR: 5.28
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 99.0%
• Equity multiple: 6.09×
• Total profit: $178,192
• Equity at exit: $39,704

10-year hold

• IRR: 99.8%
• Equity multiple: 12.58×
• Total profit: $405,264
• Equity at exit: $50,538

Cash invested: $35,000 (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 63120

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $4,476 high
• Mortgage (P&I): −$656
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$940
• Net cashflow: $2,805

Break-even live

Break-even rent $925

Max offer price $125,000

Occupancy floor 32%

Sensitivity live

Price	-10% $2,876	-5% $2,840	+0% $2,805	+5% $2,770	+10% $2,734
Rent	-10% $2,452	-5% $2,628	+0% $2,805	+5% $2,982	+10% $3,159
Rate	-1.0pp $2,868	-0.5pp $2,837	base $2,805	+0.5pp $2,773	+1.0pp $2,740

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$4,476
Total (4 units)			$4,476

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $125,000 Active 28 DOM
2. 2026-06-17
   days on market $125,000 Active 27 DOM
3. 2026-06-16
   days on market $125,000 Active 26 DOM
4. 2026-06-15
   days on market $125,000 Active 25 DOM
5. 2026-06-13
   days on market $125,000 Active 23 DOM
6. 2026-06-09
   days on market $125,000 Active 19 DOM
7. 2026-06-08
   days on market $125,000 Active 18 DOM
8. 2026-06-07
   days on market $125,000 Active 17 DOM
9. 2026-06-05
   remarks 651-char remark
10. 2026-06-05
    days on market $125,000 Active 14 DOM
11. 2026-06-03
    days on market $125,000 Active 13 DOM
12. 2026-06-02
    days on market $125,000 Active 12 DOM
13. 2026-06-01
    days on market $125,000 Active 11 DOM
14. 2026-05-31
    days on market $125,000 Active 10 DOM
15. 2026-05-21
    listed $125,000 Active
16. 2025-07-08
    soldstatus
17. 2025-07-07
    status Pending 640-char remark

    Show marketing remark (640 chars)

    Excellent investment opportunity in St. Louis City! This solid brick 4-unit multi-family building features four well-maintained 1-bedroom, 1-bathroom units—each with its own boiler and water heater, providing independent utility service and simplifying property management. The property is fully rented with all tenants in good standing. With consistent rental income and minimal vacancy history, this asset is ideal for both new and seasoned investors seeking stable cash flow. Don’t miss your chance to own a professionally managed, income-generating property in a strong rental market. Buyer to verify all property details.

18. 2025-07-03
    soldstatus Closed 640-char remark

    Show marketing remark (640 chars)

    Excellent investment opportunity in St. Louis City! This solid brick 4-unit multi-family building features four well-maintained 1-bedroom, 1-bathroom units—each with its own boiler and water heater, providing independent utility service and simplifying property management. The property is fully rented with all tenants in good standing. With consistent rental income and minimal vacancy history, this asset is ideal for both new and seasoned investors seeking stable cash flow. Don’t miss your chance to own a professionally managed, income-generating property in a strong rental market. Buyer to verify all property details.

19. 2025-05-16
    historical Active Under Contract 640-char remark

    Show marketing remark (640 chars)

    Excellent investment opportunity in St. Louis City! This solid brick 4-unit multi-family building features four well-maintained 1-bedroom, 1-bathroom units—each with its own boiler and water heater, providing independent utility service and simplifying property management. The property is fully rented with all tenants in good standing. With consistent rental income and minimal vacancy history, this asset is ideal for both new and seasoned investors seeking stable cash flow. Don’t miss your chance to own a professionally managed, income-generating property in a strong rental market. Buyer to verify all property details.

20. 2025-05-07
    listed $125,000 Active 640-char remark

    Show marketing remark (640 chars)

    Excellent investment opportunity in St. Louis City! This solid brick 4-unit multi-family building features four well-maintained 1-bedroom, 1-bathroom units—each with its own boiler and water heater, providing independent utility service and simplifying property management. The property is fully rented with all tenants in good standing. With consistent rental income and minimal vacancy history, this asset is ideal for both new and seasoned investors seeking stable cash flow. Don’t miss your chance to own a professionally managed, income-generating property in a strong rental market. Buyer to verify all property details.

21. 2025-05-03
    historical $125,000 640-char remark

    Show marketing remark (640 chars)

    Excellent investment opportunity in St. Louis City! This solid brick 4-unit multi-family building features four well-maintained 1-bedroom, 1-bathroom units—each with its own boiler and water heater, providing independent utility service and simplifying property management. The property is fully rented with all tenants in good standing. With consistent rental income and minimal vacancy history, this asset is ideal for both new and seasoned investors seeking stable cash flow. Don’t miss your chance to own a professionally managed, income-generating property in a strong rental market. Buyer to verify all property details.

22. 2015-03-20
    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: $280 · $23/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$933/yr (+$78/mo · 333.1%)

ⓘ 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: $53,712
• − Mortgage interest: −$7,002
• − Property taxes: −$280
• − Insurance: −$625
• − Repairs & maintenance: −$4,297
• − Management: −$4,297
• − Depreciation: −$3,636
• Taxable income: $33,575
• Est. tax owed @ 24.0%: −$8,058
• After-tax cash flow: $25,603/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): 6,790
• Household income: $35,176
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 555.0

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 Black (90%)
• Race & ethnicity: Black 90% Two or more races 7% White 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 0.54%
• Current HPI: 141.8177
• Rent YoY: —
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-21 Listed $125,000 MARIS as Distributed by MLS Grid
• 2025-07-08 Sold (Public Records) — Public Records
• 2025-07-07 Pending — MARIS as Distributed by MLS Grid
• 2025-07-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-05-16 Contingent — MARIS as Distributed by MLS Grid
• 2025-05-07 Listed $125,000 MARIS as Distributed by MLS Grid
• 2025-05-03 Coming Soon $125,000 MARIS as Distributed by MLS Grid
• 2015-03-20 Sold (Public Records) — Public Records

Property tax history

-2.8%/yr

Latest (2024): $280 · +4.6% YoY. Source: county tax records.