6712 Alder Ave · Berkeley, MO 63134

$125,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 8 Days on market

Built 1956 7,801 sqft lot Est $125k · at est.

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Back on Market - Buyers financing fell through. Welcome Home to this beautiful 3 bedroom 2 bath home that is loaded with updates! Upon entry you will notice the beautiful premium vinyl plank flooring and the nice open floor plan! There is a beautiful brick accent wall with fireplace as well. The kitchen features custom cabinetry, stainless steel appliances and granite counter tops!! The bedrooms have new carpeting, new lighting fixtures and new paint through out. Make your appointment today!

Key facts

• Custom cabinetry
• Brick accent wall
• Renovated kitchen

Tags

• OPEN-CONCEPT LAYOUT
• BRICK ACCENT WALL
• RENOVATED KITCHEN
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• Other: Living area reported as 1,288 (public records)
• Financial info: Lease not considered

Exterior

• Parking: Carport with space for 2 vehicles
• Utilities: Public water; Public sewer; Single-phase electric; Cable connected; Electricity connected; Water connected
• Home design: Single-family residence; One level
• Construction: Brick / brick veneer construction
• Exterior features: Back yard; Front yard; Back yard fencing

Interior

• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Fireplace (1); Carpet flooring; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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: Duchesne Elementary (248 students, 99% FRL); Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 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; 36 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 38% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1956 — 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: 1.14% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $124,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8443 Red Fir Dr	0.17mi	3/2.0	1,288 (0%)	2mo	$32,000	$25	91
8418 Midwood Ave	0.20mi	3/2.0	1,288 (0%)	2mo	$125,000	$97	89
8406 January Ave	0.26mi	3/2.0	1,288 (0%)	2mo	$160,000	$124	86
6604 Graybirch Dr	0.39mi	3/2.0	1,288 (0%)	1mo	$124,900	$97	81
8513 Midwood Ave	0.09mi	3/2.0	1,176 (-9%)	0mo	$94,900	$81	81
7009 Laupher Ln	0.47mi	3/1.5	1,340 (+4%)	3mo	$79,900	$60	67
6837 Saint Olaf Dr	0.22mi	3/1.0	1,140 (-12%)	2mo	$120,000	$105	65
6801 Knoll Ave	0.61mi	3/1.0	1,224 (-5%)	1mo	$104,900	$86	58
6937 Berkridge Ct	0.36mi	3/1.0	1,123 (-13%)	2mo	$74,000	$66	56
8302 Woodhurst Dr	0.41mi	3/1.0	1,120 (-13%)	1mo	$99,900	$89	55
8301 Pepperidge Dr	0.42mi	3/1.0	1,120 (-13%)	1mo	$139,900	$125	54
6245 Evergreen Blvd	0.66mi	4/1.5 (+1)	1,210 (-6%)	2mo	$144,900	$120	50

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-577
• Equity at exit: $18,638

10-year hold

• IRR: 7.8%
• Equity multiple: 1.56×
• Total profit: $19,446
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$656
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $340

Break-even live

Break-even rent $996

Max offer price $125,000

Occupancy floor 71%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8437 January Ave Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	43d	1	0.18mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,500	$0.92	43d	1	0.19mi
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	23d	1	0.20mi
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	22d	1	0.24mi
8439 Alder Ave Saint Louis, MO	3.0	1.5	1176	$1,425	$1.21	23d	1	0.30mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	7d	1	0.32mi
6452 Evergreen Blvd Saint Louis, MO	3.0	2.0	1288	$1,500	$1.16	23d	1	0.33mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	17d	1	0.57mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	0.61mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	43d	1	0.62mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	43d	1	0.70mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	43d	1	0.74mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	0.74mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	0.79mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	0.82mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	43d	5	0.87mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	0.94mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	0.95mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	43d	1	0.95mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	4d	1	0.96mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	23d	1	0.98mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	7d	1	0.99mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	23d	1	1.05mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	1.05mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	1.06mi
1131 N Florissant Rd Saint Louis, MO	3.0	1.0	1580	$1,390	$0.88	23d	1	1.08mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	10d	1	1.14mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	1.16mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	43d	1	1.24mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	43d	1	1.30mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	43d	1	1.32mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	14d	1	1.33mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	43d	1	1.34mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	16d	1	1.34mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	23d	1	1.36mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	7d	1	1.40mi

Listing history 7 events

1. 2026-06-18
   days on market $125,000 Active 8 DOM
2. 2026-06-17
   days on market $125,000 Active 7 DOM
3. 2026-06-16
   days on market $125,000 Active 6 DOM
4. 2026-06-15
   days on market $125,000 Active 5 DOM
5. 2026-06-13
   days on market $125,000 Active 3 DOM
6. 2026-06-13
   remarks 681-char remark
7. 2026-06-13
   listed $125,000 Active 2 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: $949 · $79/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$264/yr (+$22/mo · 27.8%)

ⓘ 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: $17,118
• − Mortgage interest: −$7,002
• − Property taxes: −$949
• − Insurance: −$625
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$3,636
• Taxable income: $2,167
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $3,563/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

+111.9% since first listed

16 events — show timeline

• 2026-06-11 Listed $125,000 MARIS as Distributed by MLS Grid
• 2026-06-10 Coming Soon $125,000 MARIS as Distributed by MLS Grid
• 2022-11-10 Sold (Public Records) $120,000 Public Records
• 2022-11-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-10-12 Pending — MARIS as Distributed by MLS Grid
• 2022-09-23 Contingent — MARIS as Distributed by MLS Grid
• 2022-09-19 Relisted — MARIS as Distributed by MLS Grid
• 2022-09-12 Pending — MARIS as Distributed by MLS Grid
• 2022-09-07 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2022-08-23 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2022-08-08 Relisted — MARIS as Distributed by MLS Grid
• 2022-07-08 Pending — MARIS as Distributed by MLS Grid
• 2022-06-27 Contingent — MARIS as Distributed by MLS Grid
• 2022-06-14 Price Changed $148,000 MARIS as Distributed by MLS Grid
• 2022-05-25 Listed $160,000 MARIS as Distributed by MLS Grid
• 2021-04-29 Sold (Public Records) $59,000 Public Records

Property tax history

+2.0%/yr

Latest (2022): $949 · +0.7% YoY. Source: county tax records.