5049 Saint Louis Ave · St. Louis, MO 63115

$45,000

None bd · 2.0 ba · 1,928 sqft · MultiFamily public records · 230 Days on market

Built 1920 3,323 sqft lot $23/sqft · 22% below area Est $58k · 22% under

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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 +3.3/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Great investment opportunity in St. Louis City! This duplex features two vacant units with some cosmetic updates already completed—ready for your finishing touches. Perfect for investors seeking a strong rental property or homeowners looking to convert into a spacious single-family residence. With solid structure and versatile potential, this property offers an affordable entry point and plenty of upside for the right buyer. This home is being sold AS IS. The seller will not provide any warranties, inspections or passed municipal inspection. All inspections will be for the purpose of the buyer. This home is an investor's dream.

Key facts

• 3,323 sq ft lot
• Built 1920
• Listed 230 days

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath multifamily listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 43.1% 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: 97 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $2,110/mo this rent would consume 83% of the median local household income ($31k/yr) (locally 1655% 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 $311 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $32k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 4.69% ✓
• Cap rate: 43.15%
• Cash-on-cash: 131.62%
• DSCR: 6.86
• GRM: 1.8

CMA / ARV

• ARV (median comp): $57,559
• List price: $45,000
• Delta: -21.82%
• 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
4903 San Francisco Ave	0.54mi	8/—	2,030 (+5%)	7mo	$59,500	$29	60
3068 Marcus Ave	0.60mi	4/2.0	2,028 (+5%)	4mo	$28,000	$14	59
4859 Leduc St	0.54mi	4/2.0	2,046 (+6%)	21mo	$40,000	$20	47
5050 Wabada Ave	0.37mi	—/—	2,160 (+12%)	23mo	$88,900	$41	44
3421 Belt Ave	0.72mi	8/4.0	2,174 (+13%)	10mo	$80,000	$37	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.41×
• Total profit: $80,744
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 15.58×
• Total profit: $183,715
• Equity at exit: $3,891

Cash invested: $12,600 (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 63115

• Home prices YoY: -2.6%
• Active inventory: 97
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$236
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $1,382

Break-even live

Break-even rent $361

Max offer price $45,000

Occupancy floor 30%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,110
Total (2 units)			$2,110

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5223 Ashland Ave Unit 2 St. Louis, MO	3.0	1.0	2200	$1,450	$0.66	44d	1	0.32mi
5223 Ashland Ave Saint Louis, MO	2.0	1.0	2200	$1,250	$0.57	44d	1	0.32mi
5333 Patton Ave St. Louis, MO	3.0	1.5	1262	$1,250	$0.99	44d	1	0.62mi
5345 Wells Ave Saint Louis, MO	3.0	1.0	2254	$1,295	$0.57	44d	1	0.84mi
5096 Minerva Ave Unit C St. Louis, MO	3.0	1.0	1800	$1,395	$0.78	44d	1	0.89mi
1320 Academy Ave Unit A St. Louis, MO	2.0	1.0	1600	$1,090	$0.68	44d	1	0.90mi
5760 Theodosia Ave Saint Louis, MO	3.0	1.5	1702	$1,420	$0.83	23d	1	1.18mi
4247 Maffitt Ave St. Louis, MO	3.0	1.5	1700	$1,000	$0.59	4d	1	1.38mi
625 N Euclid Ave St. Louis, MO	2.0	1.0–2.0	984	$3,120	$3.17	1d	16	1.46mi
4901 Washington Blvd Saint Louis, MO	2.0	2.0	1620	$2,500	$1.54	11d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $45,000 Active 230 DOM
2. 2026-06-17
   days on market $45,000 Active 229 DOM
3. 2026-06-16
   days on market $45,000 Active 228 DOM
4. 2026-06-15
   days on market $45,000 Active 227 DOM
5. 2026-06-13
   days on market $45,000 Active 225 DOM
6. 2026-06-09
   days on market $45,000 Active 221 DOM
7. 2026-06-08
   days on market $45,000 Active 220 DOM
8. 2026-06-08
   days on market $45,000 Active 219 DOM
9. 2026-06-05
   days on market $45,000 Active 216 DOM
10. 2026-06-03
    days on market $45,000 Active 215 DOM
11. 2026-06-02
    days on market $45,000 Active 214 DOM
12. 2026-06-01
    days on market $45,000 Active 213 DOM
13. 2026-05-31
    days on market $45,000 Active 212 DOM
14. 2026-02-19
    status Active 641-char remark

    Show marketing remark (641 chars)

    Great investment opportunity in St. Louis City! This duplex features two vacant units with some cosmetic updates already completed—ready for your finishing touches. Perfect for investors seeking a strong rental property or homeowners looking to convert into a spacious single-family residence. With solid structure and versatile potential, this property offers an affordable entry point and plenty of upside for the right buyer. This home is being sold AS IS. The seller will not provide any warranties, inspections or passed municipal inspection. All inspections will be for the purpose of the buyer. This home is an investor's dream.

15. 2025-10-21
    listed $45,000 Active 641-char remark

    Show marketing remark (641 chars)

    Great investment opportunity in St. Louis City! This duplex features two vacant units with some cosmetic updates already completed—ready for your finishing touches. Perfect for investors seeking a strong rental property or homeowners looking to convert into a spacious single-family residence. With solid structure and versatile potential, this property offers an affordable entry point and plenty of upside for the right buyer. This home is being sold AS IS. The seller will not provide any warranties, inspections or passed municipal inspection. All inspections will be for the purpose of the buyer. This home is an investor's dream.

16. 2025-02-07
    soldstatus Closed 235-char remark

    Show marketing remark (235 chars)

    St Louis City duplex. This property is technically 2 units but could easily be converted to a large single family. Some cosmetic updates made. Add your finishing touches for an income producer or home to live in. Both units are vacant.

17. 2025-01-30
    soldstatus $32,000
18. 2025-01-13
    status Pending 235-char remark

    Show marketing remark (235 chars)

    St Louis City duplex. This property is technically 2 units but could easily be converted to a large single family. Some cosmetic updates made. Add your finishing touches for an income producer or home to live in. Both units are vacant.

19. 2024-12-14
    price $45,000 235-char remark

    Show marketing remark (235 chars)

    St Louis City duplex. This property is technically 2 units but could easily be converted to a large single family. Some cosmetic updates made. Add your finishing touches for an income producer or home to live in. Both units are vacant.

20. 2024-12-04
    status Active 235-char remark

    Show marketing remark (235 chars)

    St Louis City duplex. This property is technically 2 units but could easily be converted to a large single family. Some cosmetic updates made. Add your finishing touches for an income producer or home to live in. Both units are vacant.

21. 2024-11-18
    status Pending 235-char remark

    Show marketing remark (235 chars)

    St Louis City duplex. This property is technically 2 units but could easily be converted to a large single family. Some cosmetic updates made. Add your finishing touches for an income producer or home to live in. Both units are vacant.

22. 2024-10-25
    listed $50,000 Active 235-char remark

    Show marketing remark (235 chars)

    St Louis City duplex. This property is technically 2 units but could easily be converted to a large single family. Some cosmetic updates made. Add your finishing touches for an income producer or home to live in. Both units are vacant.

23. 2022-04-19
    soldstatus $29,500
24. 2021-07-13
    soldstatus $21,000
25. 2021-07-02
    soldstatus Closed
26. 2021-05-21
    status Pending
27. 2021-05-07
    historical $25,000
28. 2014-01-29
    soldstatus $32,000
29. 1994-12-16
    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: $362 · $30/mo
• Projected year-2 tax: $436 · $36/mo
• Expected delta: +$74/yr (+$6/mo · 20.6%)

ⓘ 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: $25,320
• − Mortgage interest: −$2,521
• − Property taxes: −$362
• − Insurance: −$225
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$1,309
• Taxable income: $16,852
• Est. tax owed @ 24.0%: −$4,044
• After-tax cash flow: $12,539/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): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

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: ▼ -3.42%
• Current HPI: 127.3403
• 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

+40.6% since first listed

16 events — show timeline

• 2026-02-19 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-21 Listed $45,000 MARIS as Distributed by MLS Grid
• 2025-02-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-01-30 Sold (Public Records) $32,000 Public Records
• 2025-01-13 Pending — MARIS as Distributed by MLS Grid
• 2024-12-14 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2024-12-04 Relisted — MARIS as Distributed by MLS Grid
• 2024-11-18 Pending — MARIS as Distributed by MLS Grid
• 2024-10-25 Listed $50,000 MARIS as Distributed by MLS Grid
• 2022-04-19 Sold (Public Records) $29,500 Public Records
• 2021-07-13 Sold (Public Records) $21,000 Public Records
• 2021-07-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-05-21 Pending — MARIS as Distributed by MLS Grid
• 2021-05-07 Coming Soon $25,000 MARIS as Distributed by MLS Grid
• 2014-01-29 Sold (Public Records) $32,000 Public Records
• 1994-12-16 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2024): $362 · +4.8% YoY. Source: county tax records.