6845 Frostview Ln · Berkeley, MO 63134

$99,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 20 Days on market

Built 1955 7,435 sqft lot $116/sqft · at area comps Est $104k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• 1% rule +8.4/10.0
• Rent growth +2.9/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath ranch-style home located in Berkeley. This single-family residence offers a functional layout with approximately 864 sq ft of living space, making it a great opportunity for homeowners or investors alike. The property sits on a spacious lot and features off-street parking and a manageable yard. Conveniently located near major highways, shopping, and dining, with easy access to the greater St. Louis area.

Key facts

• Manageable yard
• Ranch-style home
• Spacious lot

Tags

• RANCH-STYLE HOME
• OFF-STREET PARKING
• MANAGEABLE YARD
• SPACIOUS LOT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#774 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools F, crime F.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 71 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 36% of the median local income ($45k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $100k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.34% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $104,396
• List price: $99,900
• Delta: -4.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8293 Frost Ave	0.42mi	3/1.0	840 (-3%)	7mo	$84,400	$100	70
217 Anistasia Dr	0.59mi	3/1.5	864 (0%)	4mo	$64,900	$75	67
6330 Washington Ave	0.74mi	3/1.0	864 (0%)	1mo	$50,000	$58	65
233 Buddie Ave	0.65mi	2/1.0 (-1)	862 (-0%)	0mo	$74,900	$87	64
194 Elbring Dr	0.68mi	3/1.5	864 (0%)	3mo	$109,600	$127	64
6717 Thurston Ave	0.74mi	2/1.0 (-1)	840 (-3%)	2mo	$60,000	$71	54
6823 Knoll Ave	0.56mi	3/1.0	960 (+11%)	7mo	$40,000	$42	49
515 Marechal Ln	0.57mi	2/2.0 (-1)	816 (-6%)	7mo	$164,000	$201	49
159 Flora Dr	0.73mi	2/1.0 (-1)	910 (+5%)	5mo	$37,500	$41	48
6637 Torlina Dr	0.70mi	3/1.0	960 (+11%)	2mo	$109,900	$114	47
201 Becker Dr	0.74mi	3/1.0	962 (+11%)	2mo	$130,000	$135	45
1865 Clover Ln	0.48mi	2/2.0 (-1)	988 (+14%)	4mo	$139,900	$142	41

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.30×
• Total profit: $8,421
• Equity at exit: $14,895

10-year hold

• IRR: 15.9%
• Equity multiple: 2.22×
• Total profit: $34,005
• Equity at exit: $8,638

Cash invested: $27,972 (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 63134

• Rents YoY: 1.6%
• Active inventory: 71
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$524
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $416

Break-even live

Break-even rent $812

Max offer price $99,900

Occupancy floor 64%

Sensitivity live

Price	-10% $472	-5% $444	+0% $416	+5% $387	+10% $359
Rent	-10% $310	-5% $363	+0% $416	+5% $468	+10% $521
Rate	-1.0pp $466	-0.5pp $441	base $416	+0.5pp $390	+1.0pp $363

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	0.27mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	0.38mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	0.46mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	45d	1	0.46mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	0.59mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	45d	5	0.66mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	45d	1	0.67mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	0.68mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	0.73mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	45d	1	0.73mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	5d	1	0.74mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	0.76mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	0.77mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	24d	1	0.78mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	45d	1	0.78mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	0.81mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	45d	1	0.85mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	45d	1	0.87mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	0.89mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	0.92mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	24d	1	0.94mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	8d	1	0.94mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	0.94mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	45d	1	0.94mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	24d	1	0.95mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	45d	1	0.99mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	1.07mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	45d	1	1.15mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	1.16mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	1.16mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	24d	1	1.18mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	24d	1	1.19mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	8d	1	1.23mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	1.28mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	18d	1	1.28mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	45d	1	1.45mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	1.48mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	24d	1	1.49mi

Listing history 8 events

1. 2026-05-04
   status Pending 434-char remark

   Show marketing remark (434 chars)

   Charming 3-bedroom, 1-bath ranch-style home located in Berkeley. This single-family residence offers a functional layout with approximately 864 sq ft of living space, making it a great opportunity for homeowners or investors alike. The property sits on a spacious lot and features off-street parking and a manageable yard. Conveniently located near major highways, shopping, and dining, with easy access to the greater St. Louis area.

2. 2026-04-14
   listed $99,900 Active 434-char remark

   Show marketing remark (434 chars)

   Charming 3-bedroom, 1-bath ranch-style home located in Berkeley. This single-family residence offers a functional layout with approximately 864 sq ft of living space, making it a great opportunity for homeowners or investors alike. The property sits on a spacious lot and features off-street parking and a manageable yard. Conveniently located near major highways, shopping, and dining, with easy access to the greater St. Louis area.

3. 2020-02-14
   soldstatus $31,000
4. 2008-05-16
   soldstatus $61,000
5. 2007-06-06
   soldstatus $70,000
6. 2004-09-24
   soldstatus $72,000
7. 1997-10-29
   soldstatus $52,000
8. 1983-08-01
   soldstatus $39,000

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$58/yr (+$5/mo · 6.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,055
• − Mortgage interest: −$5,596
• − Property taxes: −$911
• − Insurance: −$500
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$2,906
• Taxable income: $3,573
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $4,129/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 of 324 in MO

Livability — Berkeley

• Score: 54/100
• State rank: #774
• US rank: #23800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berkeley, MO
• County: Saint Louis County · 888,823 people
• City population: 13,059
• Metro: St. Louis, MO-IL
• Population (ZIP): 13,059
• Household income: $44,680
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 655.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 17% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11%

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: ▼ -164.02%
• Current HPI: 226.9524
• Rent YoY: ▲ 1.61%
• 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

+156.2% since first listed

8 events — show timeline

• 2026-05-04 Pending — MARIS as Distributed by MLS Grid
• 2026-04-14 Listed $99,900 MARIS as Distributed by MLS Grid
• 2020-02-14 Sold (Public Records) $31,000 Public Records
• 2008-05-16 Sold (Public Records) $61,000 Public Records
• 2007-06-06 Sold (Public Records) $70,000 Public Records
• 2004-09-24 Sold (Public Records) $72,000 Public Records
• 1997-10-29 Sold (Public Records) $52,000 Public Records
• 1983-08-01 Sold (Public Records) $39,000 Public Records

Property tax history

+1.7%/yr

Latest (2022): $911 · +0.7% YoY. Source: county tax records.