1020 Farmview Dr · Spanish Lake, MO 63138

$97,500

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 13 Days on market

Built 1952 0.50 ac lot $73/sqft · 24% below area Est $129k · 24% 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your beautiful new home in Hazelwood! Purchase for you personal home or an investment opp. This charming residence offers four generous bedrooms & two well-appointed baths, making it perfect for families or anyone seeking extra space. The interior features stunning luxury vinyl flooring that is both stylish & easy to maintain, paired with a soothing neutral paint palette that creates a serene backdrop for your personal touches. Modern kitchen is equipped to entertain guests. Enjoy the bright, airy feel of the living spaces, which are designed to maximize natural light & comfort. Step outside to discover a spacious half-acre yard, providing plenty of room for outdoor activities, gardening, or simply relaxing in your private oasis. You even back up to a park! This home seamlessly combines modern living with the tranquility of nature, making it a must-see! Don’t wait—schedule your showing today & experience all that this beautiful home has to offer!

Key facts

• Half-acre lot
• Large backyard
• Open layout

Tags

• HALF-ACRE LOT
• LARGE BACKYARD
• OPEN LAYOUT

Property features AI

Finance

• Financial info: No second mortgage indicated

Exterior

• Utilities: Public water; Septic tank sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: Four bedrooms, all on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-level layout with no basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 11.4% vs local median 7.9% in Spanish Lake — 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 51/100 on livability (#870 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Larimore Elem. (math 2% / reading 12%, grade F, #1,058 of 1,115 statewide, top 96%, 341 students, 99% FRL); Hazelwood East High (math 5% / reading 21%, grade F, #495 of 521 statewide, top 95%, 1,264 students, 66% FRL) — zoned schools average 82% FRL vs 53% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.5%/yr); 101 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $674 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $97,500

Questions for the listing agent

1. Built in 1952 — 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: 1.43% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.37%
• DSCR: 1.82
• GRM: 5.8

CMA / ARV

• ARV (median comp): $128,796
• List price: $97,500
• Delta: -24.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1019 Farmview Dr	0.03mi	3/1.0	1,320 (-2%)	3mo	$49,900	$38	93
11714 Larimore Rd	0.28mi	3/1.0	1,344 (0%)	8mo	$116,000	$86	80
1031 Farmview Dr	0.07mi	2/2.0 (-1)	1,254 (-7%)	4mo	$45,000	$36	73
1217 Redman Blvd	0.44mi	4/1.0 (+1)	1,359 (+1%)	6mo	$85,000	$63	68
931 Prigge Rd	0.25mi	3/1.0	1,160 (-14%)	2mo	$175,000	$151	64
1109 Walker Ave	0.32mi	3/1.5	1,500 (+12%)	9mo	$64,900	$43	56
12036 Mendoza Ave	0.39mi	4/1.5 (+1)	1,444 (+7%)	8mo	$179,900	$125	56
1202 Laredo Ave	0.41mi	3/2.0	1,152 (-14%)	2mo	$99,500	$86	51
1209 Cove Ln	0.42mi	4/1.0 (+1)	1,176 (-12%)	7mo	$99,000	$84	49
12150 Barcelona Ave	0.49mi	3/2.0	1,518 (+13%)	6mo	$199,000	$131	46
1141 June Ave	0.41mi	4/2.0 (+1)	1,142 (-15%)	4mo	$149,900	$131	44
12020 Lavida Ave	0.45mi	4/2.0 (+1)	1,144 (-15%)	4mo	$179,900	$157	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.25×
• Total profit: $6,772
• Equity at exit: $14,538

10-year hold

• IRR: 13.1%
• Equity multiple: 1.90×
• Total profit: $24,535
• Equity at exit: $8,430

Cash invested: $27,300 (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 63138

• Home prices YoY: -31.0%
• Rents YoY: -1.5%
• Active inventory: 101
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$511
• Tax from tax record: −$128 /mo · $1,535/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $418

Break-even live

Break-even rent $861

Max offer price $97,500

Occupancy floor 65%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	44d	1	0.23mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	44d	1	0.30mi
1202 Laredo Ave Saint Louis, MO	3.0	2.0	1152	$1,450	$1.26	16d	1	0.40mi
1209 Redman Blvd Saint Louis, MO	4.0	1.0	1535	$1,295	$0.84	44d	1	0.40mi
1172 June Ave Saint Louis, MO	4.0	2.0	1142	$1,400	$1.23	44d	1	0.46mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	24d	1	0.51mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	44d	1	0.51mi
11726 Criterion Ave Saint Louis, MO	3.0	2.0	1205	$1,420	$1.18	24d	1	0.61mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	2d	1	0.64mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	24d	1	0.67mi
1386 Fairmeadows Ln Saint Louis, MO	3.0	1.0	1512	$1,250	$0.83	44d	1	0.72mi
1310 Petite Dr Saint Louis, MO	3.0	1.5	1407	$1,495	$1.06	24d	1	0.85mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	12d	1	0.89mi
1459 Redman Blvd Saint Louis, MO	4.0	1.5	1150	$1,550	$1.35	20d	1	0.91mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	44d	1	0.93mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	4d	1	0.94mi
1510 Trampe Ave Saint Louis, MO	4.0	2.0	1581	$1,600	$1.01	2d	1	0.96mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	44d	1	0.96mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	44d	1	0.98mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	4d	1	1.03mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	24d	1	1.03mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	24d	1	1.07mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	2d	9	1.30mi
11185 Oak Parkway Ln St. Louis, MO	2.0–3.0	2.0	1412	$1,075	$0.76	2d	1	1.32mi

Listing history 24 events

1. 2026-05-16
   status Pending 848-char remark
2. 2026-05-02
   listed $97,500 Active 848-char remark
3. 2025-09-27
   price $90,000
4. 2025-08-02
   price $110,000
5. 2025-07-21
   listed $120,000 Active
6. 2025-02-01
   historical $1,300
7. 2024-12-14
   listed $1,300
8. 2024-10-04
   soldstatus Closed

   Show marketing remark (999 chars)

   Welcome to your beautiful new home in Hazelwood! Purchase for you personal home or an investment opp. This charming residence offers four generous bedrooms & two well-appointed baths, making it perfect for families or anyone seeking extra space. The interior features stunning luxury vinyl flooring that is both stylish & easy to maintain, paired with a soothing neutral paint palette that creates a serene backdrop for your personal touches. Modern kitchen is equipped to entertain guests. Enjoy the bright, airy feel of the living spaces, which are designed to maximize natural light & comfort. Step outside to discover a spacious half-acre yard, providing plenty of room for outdoor activities, gardening, or simply relaxing in your private oasis. You even back up to a park! This home seamlessly combines modern living with the tranquility of nature, making it a must-see! Don’t wait—schedule your showing today & experience all that this beautiful home has to offer!

9. 2024-09-01
   status Pending

   Show marketing remark (999 chars)

   Welcome to your beautiful new home in Hazelwood! Purchase for you personal home or an investment opp. This charming residence offers four generous bedrooms & two well-appointed baths, making it perfect for families or anyone seeking extra space. The interior features stunning luxury vinyl flooring that is both stylish & easy to maintain, paired with a soothing neutral paint palette that creates a serene backdrop for your personal touches. Modern kitchen is equipped to entertain guests. Enjoy the bright, airy feel of the living spaces, which are designed to maximize natural light & comfort. Step outside to discover a spacious half-acre yard, providing plenty of room for outdoor activities, gardening, or simply relaxing in your private oasis. You even back up to a park! This home seamlessly combines modern living with the tranquility of nature, making it a must-see! Don’t wait—schedule your showing today & experience all that this beautiful home has to offer!

10. 2024-08-30
    listed $115,000 Active

    Show marketing remark (999 chars)

    Welcome to your beautiful new home in Hazelwood! Purchase for you personal home or an investment opp. This charming residence offers four generous bedrooms & two well-appointed baths, making it perfect for families or anyone seeking extra space. The interior features stunning luxury vinyl flooring that is both stylish & easy to maintain, paired with a soothing neutral paint palette that creates a serene backdrop for your personal touches. Modern kitchen is equipped to entertain guests. Enjoy the bright, airy feel of the living spaces, which are designed to maximize natural light & comfort. Step outside to discover a spacious half-acre yard, providing plenty of room for outdoor activities, gardening, or simply relaxing in your private oasis. You even back up to a park! This home seamlessly combines modern living with the tranquility of nature, making it a must-see! Don’t wait—schedule your showing today & experience all that this beautiful home has to offer!

11. 2024-08-30
    historical $115,000

    Show marketing remark (999 chars)

    Welcome to your beautiful new home in Hazelwood! Purchase for you personal home or an investment opp. This charming residence offers four generous bedrooms & two well-appointed baths, making it perfect for families or anyone seeking extra space. The interior features stunning luxury vinyl flooring that is both stylish & easy to maintain, paired with a soothing neutral paint palette that creates a serene backdrop for your personal touches. Modern kitchen is equipped to entertain guests. Enjoy the bright, airy feel of the living spaces, which are designed to maximize natural light & comfort. Step outside to discover a spacious half-acre yard, providing plenty of room for outdoor activities, gardening, or simply relaxing in your private oasis. You even back up to a park! This home seamlessly combines modern living with the tranquility of nature, making it a must-see! Don’t wait—schedule your showing today & experience all that this beautiful home has to offer!

12. 2024-08-05
    historical
13. 2024-07-12
    listed $130,000 Active
14. 2024-07-09
    price $130,000
15. 2024-07-09
    historical
16. 2022-05-23
    status Pending
17. 2022-05-23
    soldstatus $98,000
18. 2022-05-20
    soldstatus $80,000
19. 2022-05-17
    soldstatus Closed
20. 2022-03-31
    historical Active Under Contract
21. 2022-03-17
    listed $99,900 Active
22. 2022-03-16
    historical $99,900
23. 2020-02-04
    soldstatus $66,000
24. 2019-09-24
    soldstatus $26,000

ⓘ 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: $1,535 · $128/mo
• Projected year-2 tax: $1,535 · $128/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 ≥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: $16,676
• − Mortgage interest: −$5,462
• − Property taxes: −$1,535
• − Insurance: −$488
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$2,836
• Taxable income: $3,687
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $4,130/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 of 324 in MO

Livability — Spanish Lake

• Score: 51/100
• State rank: #870
• US rank: #25189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spanish Lake, MO
• County: Saint Louis County · 888,823 people
• City population: 18,233
• Metro: St. Louis, MO-IL
• Population (ZIP): 18,233
• Household income: $56,096
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 925.0

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 (81%)
• Race & ethnicity: Black 81% White 14% Two or more races 4% Hispanic / Latino 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -74.09%
• Current HPI: 165.2146
• Rent YoY: ▼ -1.54%
• 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

+275.0% since first listed

24 events — show timeline

• 2026-05-16 Pending — MARIS as Distributed by MLS Grid
• 2026-05-02 Listed $97,500 MARIS as Distributed by MLS Grid
• 2025-09-27 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2025-08-02 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2025-07-21 Listed $120,000 MARIS as Distributed by MLS Grid
• 2025-02-01 Rental Removed $1,300 SHOWMOJO
• 2024-12-14 Listed for Rent $1,300 SHOWMOJO
• 2024-10-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-09-01 Pending — MARIS as Distributed by MLS Grid
• 2024-08-30 Listed $115,000 MARIS as Distributed by MLS Grid
• 2024-08-30 Coming Soon $115,000 MARIS as Distributed by MLS Grid
• 2024-08-05 Delisted — MARIS as Distributed by MLS Grid
• 2024-07-12 Listed $130,000 MARIS as Distributed by MLS Grid
• 2024-07-09 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2024-07-09 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-05-23 Pending — MARIS as Distributed by MLS Grid
• 2022-05-23 Sold (Public Records) $98,000 Public Records
• 2022-05-20 Sold (Public Records) $80,000 Public Records
• 2022-05-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-31 Contingent — MARIS as Distributed by MLS Grid
• 2022-03-17 Listed $99,900 MARIS as Distributed by MLS Grid
• 2022-03-16 Coming Soon $99,900 MARIS as Distributed by MLS Grid
• 2020-02-04 Sold (Public Records) $66,000 Public Records
• 2019-09-24 Sold (Public Records) $26,000 Public Records

Property tax history

+3.6%/yr

Latest (2022): $1,535 · +1.5% YoY. Source: county tax records.