The most complex ownership landscape in the St. Louis metro. The City of St. Louis is an independent city — separate from St. Louis County — with the highest vacancy rate, the highest absentee ownership ratio, and the densest multi-entity LLC networks in the urban core. This report makes those patterns visible.
The City of St. Louis assessor data includes definitive flags for vacancy and owner-occupancy that other county datasets do not. This produces the most accurate distress and absentee detection in any of our reports.
20.6% vacancy rate — 27,667 vacant parcels. The highest vacancy rate in the metro by a significant margin. This figure uses the city assessor's direct VacantLot flag, not estimated from improvement values, making it the most accurate vacancy measurement in any of our reports. Vacancy is concentrated in north city neighborhoods that have experienced sustained population decline since the 1950s.
59% absentee ownership — only 41% of parcels are owner-occupied. Confirmed by the city's OwnerOcc flag, which provides a definitive owner-occupancy indicator unavailable in the other county datasets. Absentee ownership in the City is the highest in the metro and reflects decades of disinvestment, institutional landlord activity, and the urban-to-suburban migration that has shaped the city's housing market.
Central West End concentration zone (63108). Ward-level analysis shows 63108 as the densest private-sector ownership cluster zone. Top addresses include 4466 W Pine Blvd (57 entities), 4101 Laclede Ave, 232 N Kingshighway Blvd (33 entities, $36.3M), and 4440 Lindell Blvd (32 entities). This corridor serves as the management hub for sophisticated urban real estate operators.
Downtown investor corridor. 210 N 17th St (47 entities), 707 N 1st St (21 entities, 113 parcels), 915 Olive St (37 entities, $18.3M). Downtown St. Louis hosts a distinct cluster of commercial-residential mixed-use investors operating from the central business district.
1001 Boardwalk Springs Pl, O'Fallon: 12 entities, 373 city parcels. A suburban St. Charles County address controlling hundreds of City of St. Louis properties — a classic bulk ownership pattern with a high parcel-to-entity ratio. This is the kind of cross-jurisdictional concentration that only emerges through multi-county data analysis.
Government-owned properties excluded. The 8,260 parcels at 1520 Market St (City Land Reutilization Authority) and 591 parcels at 1200 Market St (City Hall) are excluded from clustering. These are city-owned tax-foreclosed properties and municipal holdings, not private-sector concentration. Excluding them ensures the report reflects only investor and operator activity.
Complete city intelligence package — PDF report and companion CSV — delivered as instant digital downloads.
Executive dashboard, geographic treemap by ward, scatter analysis, ward-level concentration breakdown, top 25 clusters by two ranking methods, entity rosters for top 100 clusters, CSV quick-start guide, methodology, and disclaimer.
16 columns of structured data covering every entity in every cluster. Filter by ward, property class, distress score, or owner state for custom analysis.
Identify which operators control distressed inventory and where vacant lot concentrations create assemblage opportunities.
Connect scattered code violations to single beneficial owners through entity network analysis.
Identify the corporate operators behind tenant complaints and connect properties to their actual management hubs.
Understand the scale and distribution of vacancy and absentee ownership to inform housing policy and stabilization programs.
The report is generated from the City of St. Louis Assessor public parcel records via the city's ArcGIS open data portal. The City of St. Louis dataset includes two definitive fields that other county datasets lack: an OwnerOcc flag (direct owner-occupancy indicator) and a VacantLot flag (direct vacancy indicator). These flags allow the report to use confirmed signals rather than heuristic estimates, producing more accurate absentee and vacancy measurements than any of our other reports.
Government-owned properties at 1520 Market St (LRA) and 1200 Market St (City Hall) are excluded from clustering. For complete methodology details, see the methodology page.
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