12080 Spruce Haven Dr · Maryland Heights, MO 63146

$349,000

3 bd · 2.0 ba · 1,719 sqft · SingleFamily public records · 4 Days on market

Built 1966 0.28 ac lot Est $346k · at est. $13/mo HOA · 1% of rent

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.0/15.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• 1% rule +1.7/10.0
• DSCR +1.6/10.0

Listing remarks

Superb!! describes this 3-bedroom, 2-bath single-family home at 12080 Spruce Haven Drive. This home offers a perfect blend of comfort and convenience. The home features 1,719 sq. ft. of living space on a generous 0.28-acre lot and is minutes away from Hwy 270 and shopping. This home boasting a large master bedroom with updated en-suite and walkout to patio, vaulted family room with dedicated fireplace, updated vaulted kitchen with large bay window and stainless-steel appliances, newer hardwood flooring, main floor laundry, newer windows. siding, roof and oversize 2 car garage. Additional updates: electrical panel, new security system, and patio. Pictures coming soon!!

Key facts

• Large master bedroom
• Walkout to patio
• Dedicated fireplace

Tags

• LARGE MASTER BEDROOM
• UPDATED EN-SUITE
• WALKOUT TO PATIO
• VAULTED FAMILY ROOM
• DEDICATED FIREPLACE
• UPDATED VAULTED KITCHEN

Property features AI

Finance

• Other: Below-grade finished area (estimated) of about 500; Above-grade living area (estimated) of about 1,719; Concrete loading dock and kitchen facilities noted as building features
• Financial info: Lease not considered
• HOA & community: HOA: Brookdale Plat1-6; Annual association fee of $150 covering common area maintenance; Common ground maintained by association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; 220-volt electric; Cable connected
• Home design: Single-family residence; Private ownership; One level (with lower level/basement)
• Construction: Brick veneer and vinyl siding; Concrete perimeter foundation; Basement (concrete, partially finished with sleeping area and storage)
• Exterior features: Front porch; Patio; Gas/outdoor grill; Corner lot

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms total — 3 on the main level, 1 on the lower level
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning (electric)
• Interior features: Wood-burning fireplace; Stainless steel appliances; Gas water heater
• Laundry & utility: Washer and dryer (main level laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-442 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (33.1% below list).
• Recommended offer: $234k (33.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#101 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Parkway C-2 (suburban): math 49% / reading 62% proficiency, ranked #18 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Craig Elem. (math 42% / reading 57%, grade D, #284 of 1,115 statewide, top 30%, 389 students, 17% FRL); North High (math 35% / reading 70%, grade C-, #89 of 521 statewide, top 17%, 1,074 students, 34% FRL).
• Market conditions: Rents soft (-3.0%/yr); 170 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 33% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $233,503 (33.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $345,519
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12380 Harundale Ct	0.44mi	4/2.0 (+1)	1,756 (+2%)	1mo	$399,900	$228	70
12174 Lake Meade Dr	0.20mi	3/2.0	1,484 (-14%)	1mo	$330,000	$222	66
1562 Eastham Dr	0.51mi	3/2.0	1,680 (-2%)	8mo	$325,000	$193	65
11861 Spruce Orchard Dr	0.27mi	3/2.0	1,514 (-12%)	5mo	$359,900	$238	63
1056 King Carey Dr	0.66mi	4/2.0 (+1)	1,769 (+3%)	2mo	$324,900	$184	58
12363 Merrick Dr	0.38mi	4/2.0 (+1)	1,906 (+11%)	2mo	$295,000	$155	57
11706 Holly Springs Dr	0.49mi	3/2.0	1,932 (+12%)	4mo	$345,000	$179	53
1407 Summerhaven Dr	0.69mi	3/2.0	1,856 (+8%)	3mo	$300,000	$162	52
1019 Orchard Lakes Dr	0.72mi	3/2.0	1,614 (-6%)	6mo	$325,000	$201	52
1000 Mackinac Dr	0.71mi	3/3.0	1,574 (-8%)	5mo	$342,500	$218	45
1033 Mackinac Dr	0.62mi	3/3.0	1,484 (-14%)	4mo	$330,000	$222	41
1072 King Carey Dr	0.63mi	3/3.0	1,492 (-13%)	6mo	$270,000	$181	39

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.59×
• Total profit: $155,063
• Equity at exit: $314,407

10-year hold

• IRR: 17.5%
• Equity multiple: 5.77×
• Total profit: $466,417
• Equity at exit: $678,030

Cash invested: $97,720 (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 63146

• Home prices YoY: 4.9%
• Rents YoY: -3.0%
• Active inventory: 170
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,335 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$298 /mo · $3,572/yr
• Insurance: −$145
• HOA: −$13
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-442

Break-even live

Break-even rent $2,894

Max offer price $270,987

Occupancy floor —

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1638 Prestonpark Ln Saint Louis, MO	3.0	2.5	1734	$2,610	$1.51	43d	1	0.27mi
11864 Featherwood Dr Saint Louis, MO	3.0	3.0	1460	$2,600	$1.78	1d	1	0.45mi
1145 Mackinac Dr Saint Louis, MO	4.0	2.5	1588	$2,490	$1.57	1d	1	0.52mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,196	$1.40	7d	1	0.68mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,867	$2.85	1d	10	0.75mi
11752 Russet Meadow Dr Saint Louis, MO	3.0	2.5	1578	$2,000	$1.27	3d	1	0.80mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$2,900	$2.68	1d	6	0.81mi
12533 Starspur Ln Saint Louis, MO	4.0	4.0	1982	$2,795	$1.41	3d	1	0.89mi
11164 De Malle Dr Saint Louis, MO	3.0	2.5	1146	$2,475	$2.16	11d	1	0.95mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,695	$1.90	10d	5	1.10mi
807 Cross Creek Dr Creve Coeur, MO	3.0	1.0–2.5	1066	$1,989	$1.86	3d	39	1.17mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$2,128	$2.14	1d	23	1.22mi
12806 Willowyck Dr Saint Louis, MO	3.0	2.0	1456	$2,500	$1.72	43d	1	1.43mi
1432 Glenmeade Dr Maryland Heights, MO	3.0	2.0	1090	$2,176	$2.00	10d	1	1.44mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: electricsecurity

Listing history 5 events

1. 2026-06-18
   days on market $349,000 Coming Soon 4 DOM
2. 2026-06-17
   days on market $349,000 Coming Soon 3 DOM
3. 2026-06-16
   days on market $349,000 Coming Soon 2 DOM
4. 2026-06-15
   remarks 676-char remark
5. 2026-06-15
   listed $349,000 Coming Soon 1 DOM

ⓘ 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: $3,572 · $298/mo
• Projected year-2 tax: $3,572 · $298/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 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,020
• − Mortgage interest: −$19,549
• − Property taxes: −$3,572
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − HOA: −$156
• − Depreciation: −$10,153
• Taxable loss: −$11,638
• Est. tax savings @ 24.0%: +$2,793
• After-tax cash flow: $-2,506/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: Parkway C-2
• NCES district ID: 2923580
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 62% ▼ -2.00%
• Median HH income: $83,551
• Composite: 50.5/100
• National rank: #1851
• State rank: #18 of 324 in MO

Livability — Maryland Heights

• Score: 71/100
• State rank: #101
• US rank: #6808

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B+ Housing A+ Health & safety C- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 21,924
• Metro: St. Louis, MO-IL
• Population (ZIP): 30,678
• Household income: $84,756
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1156.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Asian 17% Black 13% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 2%
• Foreign-born: 19% · China, South Korea, Canada
• Languages at home: 79% English-only · Other Asian/Pacific 7% Other Indo-European 4% Chinese 3%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.10%
• Current HPI: 711.49
• Rent YoY: ▼ -2.96%
• 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

1 event — show timeline

• 2026-06-15 Coming Soon $349,000 MARIS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2022): $3,572 · +0.7% YoY. Source: county tax records.