11709 Larimore Rd · Spanish Lake, MO 63138

$92,200

3 bd · 2.0 ba · 1,005 sqft · SingleFamily public records · 143 Days on market

Built 1929 0.41 ac lot $92/sqft · 12% below area Est $105k · 12% 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 +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This property is part of a 25-home single-family investment portfolio across North County, Saint Louis. Sellers are open to individual sales or grouped packages. SELLERS WLL NOT ACCEPT SITE UNSEEN OFFERS. Buyers must complete a walkthrough prior to submitting an offer. Properties are sold as is. Seller will make no repairs. Utilities will not be turned on. Homes are priced to reflect current condition and allow room for renovation and refinance. Buyers must secure financing appropriate for properties in current condition. DSCR and traditional financing may not qualify due to required repairs. Homes are priced accordingly and are well suited for investors pursuing VALUE-ADD STRATEGIES such as buy, rehab, rent, refinance. Earnest money deposit will be non refundable once contract is executed, except as outlined in the contract.

Key facts

• 0.41 acre lot
• Garage
• Built 1929

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 8.1% 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: schools F, crime F, amenities 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.
• Market conditions: Rents soft (-1.5%/yr); 101 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 30% of the median local income ($56k/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 $637 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 $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 1929 — 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 $81,136 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.53% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.94%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $104,705
• List price: $92,200
• Delta: -11.94%
• 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
1072 Prigge Rd	0.09mi	3/1.5	960 (-4%)	1mo	$99,900	$104	86
1135 Cove Ln	0.14mi	2/1.0 (-1)	936 (-7%)	2mo	$85,000	$91	72
1316 Bayonne Dr	0.48mi	2/1.5 (-1)	1,015 (+1%)	2mo	$105,000	$103	68
1136 Walker Ave	0.07mi	3/1.0	864 (-14%)	3mo	$125,000	$145	67
1459 Cove Ln	0.66mi	3/1.5	988 (-2%)	3mo	$79,900	$81	62
1328 Coppergate Ln	0.61mi	3/1.5	1,061 (+6%)	0mo	$104,900	$99	60
1202 Laredo Ave	0.30mi	3/2.0	1,152 (+15%)	2mo	$99,500	$86	60
1200 Baron Ave	0.29mi	3/1.0	864 (-14%)	2mo	$77,500	$90	57
1231 Reale Ave	0.26mi	2/1.5 (-1)	864 (-14%)	2mo	$69,900	$81	55
1018 Lakeview Ave	0.37mi	3/1.0	1,137 (+13%)	2mo	$95,000	$84	55
1209 Northdale Ave	0.37mi	2/1.0 (-1)	864 (-14%)	1mo	$79,900	$92	49
1459 Redman Blvd	0.68mi	3/1.5	1,150 (+14%)	2mo	$115,000	$100	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.48×
• Total profit: $12,375
• Equity at exit: $13,747

10-year hold

• IRR: 19.0%
• Equity multiple: 2.37×
• Total profit: $35,324
• Equity at exit: $7,972

Cash invested: $25,816 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$484
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $494

Break-even live

Break-even rent $786

Max offer price $92,200

Occupancy floor 60%

Sensitivity live

Price	-10% $546	-5% $520	+0% $494	+5% $468	+10% $441
Rent	-10% $382	-5% $438	+0% $494	+5% $549	+10% $605
Rate	-1.0pp $540	-0.5pp $517	base $494	+0.5pp $470	+1.0pp $445

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: $23,050
• Closing costs: $2,766
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	44d	1	0.17mi
1172 June Ave Saint Louis, MO	4.0	2.0	1142	$1,400	$1.23	44d	1	0.17mi
1141 Scott Ave Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	22d	1	0.17mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	24d	1	0.23mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	44d	1	0.24mi
1202 Laredo Ave Saint Louis, MO	3.0	2.0	1152	$1,450	$1.26	17d	1	0.30mi
11726 Criterion Ave Saint Louis, MO	3.0	2.0	1205	$1,420	$1.18	24d	1	0.33mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	24d	1	0.36mi
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	44d	1	0.36mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	3d	1	0.41mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	24d	1	0.43mi
11930 Criterion Ave Saint Louis, MO	3.0	1.0	816	$1,350	$1.65	44d	1	0.50mi
1310 Petite Dr Saint Louis, MO	3.0	1.5	1407	$1,495	$1.06	24d	1	0.55mi
1459 Redman Blvd Saint Louis, MO	4.0	1.5	1150	$1,550	$1.35	21d	1	0.68mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	5d	1	0.70mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	13d	1	0.73mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	44d	1	0.76mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	44d	1	0.76mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	24d	1	0.91mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	5d	1	0.91mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	24d	1	0.92mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	44d	1	0.95mi
11185 Oak Parkway Ln St. Louis, MO	2.0–3.0	2.0	1412	$1,075	$0.76	2d	1	1.01mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	2d	9	1.11mi
12367 Horizon Village Dr Unit 12367 I St. Louis, MO	2.0	1.0	836	$995	$1.19	24d	1	1.40mi
12401 Horizon Village Dr Unit 12415 A St. Louis, MO	2.0	1.0	836	$995	$1.19	44d	1	1.44mi

Listing history 26 events

1. 2026-06-21
   days on market $92,200 Active 143 DOM
2. 2026-06-18
   days on market $92,200 Active 140 DOM
3. 2026-06-17
   days on market $92,200 Active 139 DOM
4. 2026-06-16
   days on market $92,200 Active 138 DOM
5. 2026-06-15
   days on market $92,200 Active 137 DOM
6. 2026-06-13
   days on market $92,200 Active 135 DOM
7. 2026-06-13
   days on market $92,200 Active 134 DOM
8. 2026-06-09
   days on market $92,200 Active 131 DOM
9. 2026-06-08
   days on market $92,200 Active 130 DOM
10. 2026-06-07
    days on market $92,200 Active 129 DOM
11. 2026-06-05
    days on market $92,200 Active 126 DOM
12. 2026-06-03
    days on market $92,200 Active 125 DOM
13. 2026-06-02
    days on market $92,200 Active 124 DOM
14. 2026-06-01
    days on market $92,200 Active 123 DOM
15. 2026-05-31
    days on market $92,200 Active 122 DOM
16. 2026-02-16
    status Active 842-char remark

    Show marketing remark (842 chars)

    This property is part of a 25-home single-family investment portfolio across North County, Saint Louis. Sellers are open to individual sales or grouped packages. SELLERS WLL NOT ACCEPT SITE UNSEEN OFFERS. Buyers must complete a walkthrough prior to submitting an offer. Properties are sold as is. Seller will make no repairs. Utilities will not be turned on. Homes are priced to reflect current condition and allow room for renovation and refinance. Buyers must secure financing appropriate for properties in current condition. DSCR and traditional financing may not qualify due to required repairs. Homes are priced accordingly and are well suited for investors pursuing VALUE-ADD STRATEGIES such as buy, rehab, rent, refinance. Earnest money deposit will be non refundable once contract is executed, except as outlined in the contract.

17. 2026-02-04
    historical Active Under Contract 842-char remark

    Show marketing remark (842 chars)

    This property is part of a 25-home single-family investment portfolio across North County, Saint Louis. Sellers are open to individual sales or grouped packages. SELLERS WLL NOT ACCEPT SITE UNSEEN OFFERS. Buyers must complete a walkthrough prior to submitting an offer. Properties are sold as is. Seller will make no repairs. Utilities will not be turned on. Homes are priced to reflect current condition and allow room for renovation and refinance. Buyers must secure financing appropriate for properties in current condition. DSCR and traditional financing may not qualify due to required repairs. Homes are priced accordingly and are well suited for investors pursuing VALUE-ADD STRATEGIES such as buy, rehab, rent, refinance. Earnest money deposit will be non refundable once contract is executed, except as outlined in the contract.

18. 2026-01-29
    listed $92,200 Active 842-char remark

    Show marketing remark (842 chars)

    This property is part of a 25-home single-family investment portfolio across North County, Saint Louis. Sellers are open to individual sales or grouped packages. SELLERS WLL NOT ACCEPT SITE UNSEEN OFFERS. Buyers must complete a walkthrough prior to submitting an offer. Properties are sold as is. Seller will make no repairs. Utilities will not be turned on. Homes are priced to reflect current condition and allow room for renovation and refinance. Buyers must secure financing appropriate for properties in current condition. DSCR and traditional financing may not qualify due to required repairs. Homes are priced accordingly and are well suited for investors pursuing VALUE-ADD STRATEGIES such as buy, rehab, rent, refinance. Earnest money deposit will be non refundable once contract is executed, except as outlined in the contract.

19. 2024-01-03
    status Pending 327-char remark

    Show marketing remark (327 chars)

    Great Investment Opportunity in Hazelwood East. Large .4 of an acre yard with mature trees. 1 Car garage with entrance into the home. Full basement. Nestled back off the main road. This home has loads of potential but will need someone willing to clean it out and give it some TLC. Home is being sold in it's current condition.

20. 2024-01-03
    soldstatus Closed 327-char remark

    Show marketing remark (327 chars)

    Great Investment Opportunity in Hazelwood East. Large .4 of an acre yard with mature trees. 1 Car garage with entrance into the home. Full basement. Nestled back off the main road. This home has loads of potential but will need someone willing to clean it out and give it some TLC. Home is being sold in it's current condition.

21. 2023-12-03
    historical Active Under Contract 327-char remark

    Show marketing remark (327 chars)

    Great Investment Opportunity in Hazelwood East. Large .4 of an acre yard with mature trees. 1 Car garage with entrance into the home. Full basement. Nestled back off the main road. This home has loads of potential but will need someone willing to clean it out and give it some TLC. Home is being sold in it's current condition.

22. 2023-11-15
    listed $85,000 Active 327-char remark

    Show marketing remark (327 chars)

    Great Investment Opportunity in Hazelwood East. Large .4 of an acre yard with mature trees. 1 Car garage with entrance into the home. Full basement. Nestled back off the main road. This home has loads of potential but will need someone willing to clean it out and give it some TLC. Home is being sold in it's current condition.

23. 2023-11-15
    historical $85,000 327-char remark

    Show marketing remark (327 chars)

    Great Investment Opportunity in Hazelwood East. Large .4 of an acre yard with mature trees. 1 Car garage with entrance into the home. Full basement. Nestled back off the main road. This home has loads of potential but will need someone willing to clean it out and give it some TLC. Home is being sold in it's current condition.

24. 2008-12-09
    soldstatus
25. 2008-11-07
    soldstatus $95,000
26. 2007-08-14
    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: $1,190 · $99/mo
• Projected year-2 tax: $1,190 · $99/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: $16,933
• − Mortgage interest: −$5,165
• − Property taxes: −$1,190
• − Insurance: −$461
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,682
• Taxable income: $4,725
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,789/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

+207.3% since first listed

11 events — show timeline

• 2026-02-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-04 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-29 Listed $92,200 MARIS as Distributed by MLS Grid
• 2024-01-03 Pending — MARIS as Distributed by MLS Grid
• 2024-01-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-12-03 Contingent — MARIS as Distributed by MLS Grid
• 2023-11-15 Listed $85,000 MARIS as Distributed by MLS Grid
• 2023-11-15 Coming Soon $85,000 MARIS as Distributed by MLS Grid
• 2008-12-09 Sold (Public Records) — Public Records
• 2008-11-07 Sold (Public Records) $95,000 Public Records
• 2007-08-14 Sold (Public Records) $30,000 Public Records

Property tax history

-4.4%/yr

Latest (2022): $1,190 · +1.5% YoY. Source: county tax records.