6811 Brower Ct · Berkeley, MO 63134

$130,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 13 Days on market

Built 1954 7,492 sqft lot Est $97k · 35% over

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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).

• Cash flow +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +5.3/10.0
• 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 MLS

This 3 bedroom 1 bathroom bungalow is ready for its next investor buyer. Minor rehab will make this a nice clean cash flowing rental. Selling as-is, no inspections or warranties to be provided by seller

Key facts

• Spacious lot
• Expansive backyard
• Raised rear deck

Tags

• SPACIOUS LOT
• EXPANSIVE BACKYARD
• RAISED REAR DECK
• QUIET RESIDENTIAL NEIGHBORHOOD
• EXCELLENT CURB APPEAL
• LARGE FRONT WINDOWS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas available
• Home design: Single-family residential home; One level
• Construction: Aluminum siding; Full poured basement
• Exterior features: Lot features: Other

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Full basement with 8+ ft poured construction

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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: Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1954 — 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. 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?
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: 1.03% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $96,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6717 Thurston Ave	0.33mi	2/1.0 (-1)	840 (0%)	2mo	$60,000	$71	78
217 Anistasia Dr	0.29mi	3/1.5	864 (+3%)	4mo	$64,900	$75	76
194 Elbring Dr	0.34mi	3/1.5	864 (+3%)	3mo	$109,600	$127	75
233 Buddie Ave	0.47mi	2/1.0 (-1)	862 (+3%)	0mo	$74,900	$87	68
6330 Washington Ave	0.63mi	3/1.0	864 (+3%)	1mo	$50,000	$58	65
116 Barto Dr	0.69mi	3/1.0	836 (-0%)	3mo	$115,000	$138	64
6637 Torlina Dr	0.31mi	3/1.0	960 (+14%)	2mo	$109,900	$114	60
116 Grether Ave	0.45mi	3/1.0	936 (+11%)	1mo	$109,900	$117	59
6300 Evergreen Blvd	0.74mi	3/1.0	864 (+3%)	2mo	$99,000	$115	59
6640 Torlina Dr	0.32mi	2/1.0 (-1)	720 (-14%)	2mo	$89,500	$124	55
6625 Thurston Ave	0.40mi	2/1.0 (-1)	939 (+12%)	4mo	$74,900	$80	54
201 Becker Dr	0.59mi	3/1.0	962 (+14%)	2mo	$130,000	$135	47

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,579
• Equity at exit: $19,383

10-year hold

• IRR: 3.2%
• Equity multiple: 1.22×
• Total profit: $7,837
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$682
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $257

Break-even live

Break-even rent $1,008

Max offer price $130,000

Occupancy floor 76%

Sensitivity live

Price	-10% $331	-5% $294	+0% $257	+5% $220	+10% $183
Rent	-10% $152	-5% $204	+0% $257	+5% $310	+10% $362
Rate	-1.0pp $322	-0.5pp $290	base $257	+0.5pp $223	+1.0pp $189

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: $32,500
• Closing costs: $3,900
• 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	0.13mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	0.32mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	0.35mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	0.38mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	0.40mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	24d	1	0.40mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	44d	1	0.40mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	0.41mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	0.51mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	0.53mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	0.54mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	8d	1	0.56mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	44d	1	0.63mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	0.63mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	5d	1	0.63mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	44d	1	0.66mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	0.66mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	0.68mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	24d	1	0.68mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	0.68mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	0.69mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	44d	1	0.74mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	24d	1	0.81mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	44d	1	0.84mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	44d	5	0.89mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	0.89mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	24d	1	0.92mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	0.95mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	18d	1	0.97mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	0.99mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	1.04mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	24d	1	1.12mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	1.14mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	44d	1	1.14mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	44d	1	1.16mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	1.20mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	24d	1	1.32mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	1.39mi

Listing history 9 events

1. 2026-06-21
   days on market $130,000 Active 13 DOM
2. 2026-06-18
   days on market $130,000 Active 10 DOM
3. 2026-06-17
   days on market $130,000 Active 9 DOM
4. 2026-06-16
   days on market $130,000 Active 8 DOM
5. 2026-06-15
   days on market $130,000 Active 7 DOM
6. 2026-06-13
   days on market $130,000 Active 5 DOM
7. 2026-06-13
   days on market $130,000 Active 4 DOM
8. 2026-06-09
   remarks 643-char remark
9. 2026-06-09
   listed $130,000 Active 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: $721 · $60/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$540/yr (+$45/mo · 75.0%)

ⓘ 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 · 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: $15,994
• − Mortgage interest: −$7,282
• − Property taxes: −$721
• − Insurance: −$650
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$3,782
• Taxable income: $1,001
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $2,844/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

+214.8% since first listed

17 events — show timeline

• 2026-06-08 Listed $130,000 MARIS as Distributed by MLS Grid
• 2026-05-25 Rental Removed $1,300 TENANTTURNER2
• 2026-05-19 Price Changed $1,300 TENANTTURNER2
• 2026-04-10 Price Changed $1,400 TENANTTURNER2
• 2026-03-19 Listed for Rent $1,500 TENANTTURNER2
• 2025-12-21 Rental Removed $1,550 TENANTTURNER2
• 2025-08-21 Listed for Rent $1,550 TENANTTURNER2
• 2025-01-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-01-04 Pending — MARIS as Distributed by MLS Grid
• 2024-11-20 Relisted — MARIS as Distributed by MLS Grid
• 2024-10-05 Pending — MARIS as Distributed by MLS Grid
• 2024-09-17 Listed $65,000 MARIS as Distributed by MLS Grid
• 2022-07-25 Sold (Public Records) $1,216,402 Public Records
• 2012-06-14 Sold (Public Records) $275,000 Public Records
• 2008-02-07 Sold (Public Records) $60,000 Public Records
• 2008-02-07 Sold (Public Records) $41,300 Public Records
• 1997-09-17 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2022): $721 · +0.6% YoY. Source: county tax records.