6814 Frostview Ln · Berkeley, MO 63134

$104,900

3 bd · 1.0 ba · 1,163 sqft · SingleFamily public records · 42 Days on market

Built 1960 7,601 sqft lot $90/sqft · 19% above area Est $88k · 19% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +2.9/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6814 Frostview Ln, a charming 3-bedroom, 1-bath single-family home located in the established Frostview subdivision of St. Louis County. This well-kept residence offers a comfortable layout with a bright living area, functional kitchen space, and bedrooms featuring a mix of hardwood and updated flooring. The home includes a full basement providing ample storage and laundry hookups, with potential for additional finishing opportunities. Situated on a quiet residential street with paved public access, the property offers convenient proximity to major highways, St. Louis Lambert International Airport, shopping centers, and dining options. The backyard provides usable outdoor space i

Key facts

• Paved public access
• Full basement
• Usable outdoor space

Tags

• FULL BASEMENT
• USABLE OUTDOOR SPACE
• PAVED PUBLIC ACCESS

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: No designated parking or carport spaces listed
• Utilities: Public water; Public sewer; Electric service listed as Other
• Home design: Single-family house; One story
• Construction: Vinyl siding; Composition roof; No foundation details listed
• Exterior features: Level lot; Paved road access; No patio or porch listed; No additional exterior structures listed; No pool

Interior

• Kitchen: Gas water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Living room fireplace; Full unfinished basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% 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-, crime F, amenities 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.
• Zoned schools: Walnut Grove Elem. (342 students, 99% FRL); Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 70 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $725 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $105k implies a 200% gain — meaningful room to come down on a strong offer.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.38%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (median comp): $88,146
• List price: $104,900
• Delta: 19.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8513 Midwood Ave	0.14mi	3/2.0	1,176 (+1%)	0mo	$94,900	$81	87
8302 Woodhurst Dr	0.33mi	3/1.0	1,120 (-4%)	1mo	$99,900	$89	78
8301 Pepperidge Dr	0.44mi	3/1.0	1,120 (-4%)	1mo	$139,900	$125	72
8379 Midwood Ave	0.17mi	2/1.0 (-1)	1,052 (-10%)	2mo	$89,900	$85	70
8418 Midwood Ave	0.16mi	3/2.0	1,288 (+11%)	2mo	$125,000	$97	69
8443 Red Fir Dr	0.18mi	3/2.0	1,288 (+11%)	2mo	$32,000	$25	68
6801 Knoll Ave	0.55mi	3/1.0	1,224 (+5%)	1mo	$104,900	$86	65
258 Williams Blvd	0.48mi	3/1.0	1,075 (-8%)	0mo	$129,900	$121	65
8406 January Ave	0.34mi	3/2.0	1,288 (+11%)	2mo	$160,000	$124	61
6604 Graybirch Dr	0.40mi	3/2.0	1,288 (+11%)	1mo	$124,900	$97	59
205 Brackleigh Ln	0.66mi	3/1.0	1,088 (-6%)	2mo	$149,900	$138	57
8630 Haltonia Ln	0.64mi	2/1.0 (-1)	1,072 (-8%)	2mo	$85,000	$79	51

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $8,176
• Equity at exit: $15,641

10-year hold

• IRR: 15.3%
• Equity multiple: 2.17×
• Total profit: $34,327
• Equity at exit: $9,070

Cash invested: $29,372 (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: 70
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$550
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $426

Break-even live

Break-even rent $850

Max offer price $104,900

Occupancy floor 64%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	23d	1	0.12mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	7d	1	0.25mi
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	22d	1	0.28mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,500	$0.92	44d	1	0.29mi
8437 January Ave Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	44d	1	0.31mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	0.43mi
8439 Alder Ave Saint Louis, MO	3.0	1.5	1176	$1,425	$1.21	23d	1	0.44mi
6452 Evergreen Blvd Saint Louis, MO	3.0	2.0	1288	$1,500	$1.16	23d	1	0.45mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	0.49mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	0.50mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	23d	1	0.64mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	44d	1	0.65mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	44d	1	0.66mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	4d	1	0.67mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	0.70mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	16d	1	0.70mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	44d	1	0.72mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	44d	5	0.73mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	0.73mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	44d	1	0.75mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	0.75mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	44d	1	0.80mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	0.81mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	0.83mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	0.86mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	23d	1	0.87mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	23d	1	0.90mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	23d	1	0.93mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	0.93mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	0.95mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	0.96mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	4d	1	0.97mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	44d	1	0.98mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	7d	1	1.00mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	1.01mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	44d	1	1.05mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	7d	1	1.09mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	23d	1	1.12mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	23d	1	1.12mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	44d	1	1.15mi

Listing history 18 events

1. 2026-06-18
   status $104,900 Pending 42 DOM
2. 2026-06-17
   days on market $104,900 Active 42 DOM
3. 2026-06-16
   days on market $104,900 Active 41 DOM
4. 2026-06-15
   days on market $104,900 Active 40 DOM
5. 2026-06-13
   days on market $104,900 Active 38 DOM
6. 2026-06-13
   days on market $104,900 Active 37 DOM
7. 2026-06-09
   days on market $104,900 Active 34 DOM
8. 2026-06-08
   days on market $104,900 Active 33 DOM
9. 2026-06-07
   days on market $104,900 Active 32 DOM
10. 2026-06-05
    days on market $104,900 Active 29 DOM
11. 2026-06-03
    days on market $104,900 Active 28 DOM
12. 2026-06-02
    days on market $104,900 Active 27 DOM
13. 2026-06-01
    days on market $104,900 Active 26 DOM
14. 2026-05-31
    days on market $104,900 Active 25 DOM
15. 2026-05-06
    listed $104,900 Active 915-char remark
16. 2020-03-09
    soldstatus $35,000
17. 2015-12-29
    soldstatus $3,793,388
18. 2007-04-12
    soldstatus $30,000

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$88/yr (+$7/mo · 9.5%)

ⓘ 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 · 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: $16,660
• − Mortgage interest: −$5,876
• − Property taxes: −$929
• − Insurance: −$524
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$3,052
• Taxable income: $3,613
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $4,239/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

+249.7% since first listed

5 events — show timeline

• 2026-06-18 Pending — MARIS as Distributed by MLS Grid
• 2026-05-06 Listed $104,900 MARIS as Distributed by MLS Grid
• 2020-03-09 Sold (Public Records) $35,000 Public Records
• 2015-12-29 Sold (Public Records) $3,793,388 Public Records
• 2007-04-12 Sold (Public Records) $30,000 Public Records

Property tax history

-1.1%/yr

Latest (2022): $929 · +0.7% YoY. Source: county tax records.