5427 S Broadway · St. Louis, MO 63111

$80,000

2 bd · 2.0 ba · 2,066 sqft · MultiFamily public records · 82 Days on market

Built 1903 5,898 sqft lot $39/sqft · 39% below area Est $131k · 39% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• 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 MLS

Loaded with potential for the savy investor! The building is boarded up while vacant but the inside is in good shape. Needs cosmetic repairs throughout to start cash flowing again. Includes a 2 car garage!

Key facts

• 5,898 sq ft lot
• 2 garage spots
• Built 1903

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 + 3.3% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1903 — 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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.68% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.43%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (median comp): $131,417
• List price: $80,000
• Delta: -39.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Dover St	0.22mi	3/2.0 (+1)	2,028 (-2%)	22mo	$119,900	$59	63
5222 Louisiana Ave	0.65mi	2/2.0	2,100 (+2%)	13mo	$115,000	$55	56
2921 Mount Pleasant St	0.71mi	2/2.0	2,014 (-2%)	12mo	$130,000	$65	52
4742 Louisiana Ave	0.72mi	2/2.0	2,016 (-2%)	15mo	$125,000	$62	50
5231 Alaska Ave	0.61mi	2/2.0	1,900 (-8%)	19mo	$139,900	$74	43

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.89×
• Total profit: $20,033
• Equity at exit: $11,928

10-year hold

• IRR: 30.0%
• Equity multiple: 3.72×
• Total profit: $61,027
• Equity at exit: $6,917

Cash invested: $22,400 (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 63111

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$420
• Tax from tax record: −$99 /mo · $1,182/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $512

Break-even live

Break-even rent $698

Max offer price $80,000

Occupancy floor 57%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
755 Dover Pl Saint Louis, MO	2.0	1.0	2750	$1,000	$0.36	44d	1	0.54mi
4657 Idaho Ave Unit 4659 St. Louis, MO	2.0	2.0	1668	$1,295	$0.78	24d	1	0.72mi
4450 Pennsylvania Ave Saint Louis, MO	3.0	1.0	1500	$1,100	$0.73	4d	1	0.86mi
6800 Virginia Ave Unit 1 St. Louis, MO	3.0	1.0	1500	$1,475	$0.98	18d	1	0.87mi
6730 Vermont Ave Saint Louis, MO	3.0	2.0	1534	$1,600	$1.04	14d	1	0.90mi
4250 Michigan Ave Saint Louis, MO	2.0	1.0	2184	$1,200	$0.55	44d	1	1.10mi
4145 S Compton Ave Saint Louis, MO	3.0	2.0	1656	$1,520	$0.92	44d	1	1.24mi
4135 S Compton Ave Saint Louis, MO	3.0	2.0	2104	$1,600	$0.76	44d	1	1.26mi
3637 Meramec St Saint Louis, MO	3.0	1.5	1632	$1,925	$1.18	17d	1	1.30mi
7417 Vermont Ave St. Louis, MO	1.0–2.0	1.0–2.0	1144	$1,600	$1.40	2d	8	1.31mi
4222 S 38th St Unit 4222 St. Louis, MO	3.0	2.0	1836	$1,400	$0.76	20d	1	1.36mi
4000 Schiller Pl Saint Louis, MO	2.0	2.5	1448	$1,618	$1.12	7d	1	1.37mi

Listing history 15 events

1. 2026-05-17
   status Pending 205-char remark

   Show marketing remark (205 chars)

   Loaded with potential for the savy investor! The building is boarded up while vacant but the inside is in good shape. Needs cosmetic repairs throughout to start cash flowing again. Includes a 2 car garage!

2. 2026-05-11
   status Active 205-char remark

   Show marketing remark (205 chars)

   Loaded with potential for the savy investor! The building is boarded up while vacant but the inside is in good shape. Needs cosmetic repairs throughout to start cash flowing again. Includes a 2 car garage!

3. 2026-05-11
   price $80,000 205-char remark

   Show marketing remark (205 chars)

   Loaded with potential for the savy investor! The building is boarded up while vacant but the inside is in good shape. Needs cosmetic repairs throughout to start cash flowing again. Includes a 2 car garage!

4. 2026-04-23
   historical Active Under Contract 205-char remark

   Show marketing remark (205 chars)

   Loaded with potential for the savy investor! The building is boarded up while vacant but the inside is in good shape. Needs cosmetic repairs throughout to start cash flowing again. Includes a 2 car garage!

5. 2026-03-12
   price $85,000 205-char remark

   Show marketing remark (205 chars)

   Loaded with potential for the savy investor! The building is boarded up while vacant but the inside is in good shape. Needs cosmetic repairs throughout to start cash flowing again. Includes a 2 car garage!

6. 2026-02-24
   listed $95,000 Active 205-char remark

   Show marketing remark (205 chars)

   Loaded with potential for the savy investor! The building is boarded up while vacant but the inside is in good shape. Needs cosmetic repairs throughout to start cash flowing again. Includes a 2 car garage!

7. 2023-05-29
   soldstatus Closed 439-char remark

   Show marketing remark (439 chars)

   Great investment opportunity in a great area. Conveniently located just off of Hwy 55 and Bates Ave, this brick two family has a lot to offer. Open floor plan, top bottom duplex with a detached 2 car garage with new roof, brick patio and additional off street parking. In need of updates. Please use a special sales contract when submitting an offer. Being sold as is. Agent to accompany all showings, text listing agent for availability.

8. 2023-05-26
   soldstatus $67,500
9. 2023-04-24
   status Pending 439-char remark

   Show marketing remark (439 chars)

   Great investment opportunity in a great area. Conveniently located just off of Hwy 55 and Bates Ave, this brick two family has a lot to offer. Open floor plan, top bottom duplex with a detached 2 car garage with new roof, brick patio and additional off street parking. In need of updates. Please use a special sales contract when submitting an offer. Being sold as is. Agent to accompany all showings, text listing agent for availability.

10. 2023-04-24
    status Active 439-char remark

    Show marketing remark (439 chars)

    Great investment opportunity in a great area. Conveniently located just off of Hwy 55 and Bates Ave, this brick two family has a lot to offer. Open floor plan, top bottom duplex with a detached 2 car garage with new roof, brick patio and additional off street parking. In need of updates. Please use a special sales contract when submitting an offer. Being sold as is. Agent to accompany all showings, text listing agent for availability.

11. 2023-04-16
    historical 439-char remark

    Show marketing remark (439 chars)

    Great investment opportunity in a great area. Conveniently located just off of Hwy 55 and Bates Ave, this brick two family has a lot to offer. Open floor plan, top bottom duplex with a detached 2 car garage with new roof, brick patio and additional off street parking. In need of updates. Please use a special sales contract when submitting an offer. Being sold as is. Agent to accompany all showings, text listing agent for availability.

12. 2023-03-09
    price $72,500 439-char remark

    Show marketing remark (439 chars)

    Great investment opportunity in a great area. Conveniently located just off of Hwy 55 and Bates Ave, this brick two family has a lot to offer. Open floor plan, top bottom duplex with a detached 2 car garage with new roof, brick patio and additional off street parking. In need of updates. Please use a special sales contract when submitting an offer. Being sold as is. Agent to accompany all showings, text listing agent for availability.

13. 2022-11-17
    listed $93,500 Active 439-char remark

    Show marketing remark (439 chars)

    Great investment opportunity in a great area. Conveniently located just off of Hwy 55 and Bates Ave, this brick two family has a lot to offer. Open floor plan, top bottom duplex with a detached 2 car garage with new roof, brick patio and additional off street parking. In need of updates. Please use a special sales contract when submitting an offer. Being sold as is. Agent to accompany all showings, text listing agent for availability.

14. 2001-03-02
    soldstatus
15. 1998-10-21
    soldstatus $63,800

ⓘ 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: $1,182 · $99/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥109°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: $16,153
• − Mortgage interest: −$4,481
• − Property taxes: −$1,182
• − Insurance: −$400
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,327
• Taxable income: $5,178
• Est. tax owed @ 24.0%: −$1,243
• After-tax cash flow: $4,902/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): 18,851
• Household income: $47,039
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1364.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 42% White 41% Two or more races 11% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -92.80%
• Current HPI: 169.4644
• Rent YoY: ▲ 3.27%
• 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

+25.4% since first listed

15 events — show timeline

• 2026-05-17 Pending — MARIS as Distributed by MLS Grid
• 2026-05-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-11 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-12 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2026-02-24 Listed $95,000 MARIS as Distributed by MLS Grid
• 2023-05-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-05-26 Sold (Public Records) $67,500 Public Records
• 2023-04-24 Pending — MARIS as Distributed by MLS Grid
• 2023-04-24 Relisted — MARIS as Distributed by MLS Grid
• 2023-04-16 Delisted — MARIS as Distributed by MLS Grid
• 2023-03-09 Price Changed $72,500 MARIS as Distributed by MLS Grid
• 2022-11-17 Listed $93,500 MARIS as Distributed by MLS Grid
• 2001-03-02 Sold (Public Records) — Public Records
• 1998-10-21 Sold (Public Records) $63,800 Public Records

Property tax history

+3.3%/yr

Latest (2024): $1,182 · +14.4% YoY. Source: county tax records.