886 Prigge Rd · Spanish Lake, MO 63138

$130,000

3 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 72 Days on market

Built 1953 0.62 ac lot $87/sqft · 11% below area Est $150k · 13% under

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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 +21.9/30.0
• ARV discount +13.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• 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

Excellent Investment Opportunity! This 3-bedroom, 1-bath turnkey ranch is a fantastic addition to any portfolio. Currently operating as a single-family rental, the property already has a reliable tenant in place, offering immediate income potential. The home is in solid condition throughout, featuring both cosmetic and mechanical updates completed in recent years prior to tenant placement, helping minimize near-term maintenance concerns. With the current lease set for renewal in May, this property presents a unique opportunity for investors seeking steady cash flow or for buyers considering future owner occupancy. Don’t miss your chance to secure a well-maintained, income-producing property with built-in flexibility!

Key facts

• 0.62 acre lot
• Built 1953
• Listed 72 days

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 $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $70k; list at $130k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.07% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $150,142
• List price: $130,000
• Delta: -13.42%
• 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
1109 Walker Ave	0.46mi	3/1.5	1,500 (+0%)	9mo	$64,900	$43	68
835 Prigge Rd	0.16mi	2/1.5 (-1)	1,424 (-5%)	14mo	$99,000	$70	66
11747 Prigge Meadows Dr	0.33mi	3/2.0	1,434 (-4%)	11mo	$210,000	$146	64
1019 Farmview Dr	0.35mi	3/1.0	1,320 (-12%)	3mo	$49,900	$38	61
11714 Larimore Rd	0.40mi	3/1.0	1,344 (-10%)	8mo	$116,000	$86	57
1022 Briarbrae Dr	0.32mi	3/1.5	1,652 (+10%)	13mo	$175,000	$106	55
11567 Joslyn Ct	0.39mi	3/1.5	1,352 (-10%)	12mo	$189,000	$140	54
1118 Congress Ave	0.54mi	4/2.0 (+1)	1,564 (+4%)	8mo	$119,900	$77	51
12036 Mendoza Ave	0.72mi	4/1.5 (+1)	1,444 (-4%)	8mo	$179,900	$125	47
1217 Redman Blvd	0.67mi	4/1.0 (+1)	1,359 (-9%)	6mo	$85,000	$63	44
11409 Lilac Ave	0.72mi	2/1.0 (-1)	1,384 (-8%)	10mo	$119,900	$87	41
12036 Larimore Rd	0.66mi	4/3.0 (+1)	1,693 (+13%)	8mo	$75,900	$45	28

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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-12,057
• Equity at exit: $19,383

10-year hold

• IRR: -4.5%
• Equity multiple: 0.74×
• Total profit: $-9,366
• 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 63138

• Home prices YoY: -31.0%
• Rents YoY: -1.5%
• Active inventory: 101
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$682
• Tax from tax record: −$159 /mo · $1,912/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $205

Break-even live

Break-even rent $1,133

Max offer price $130,000

Occupancy floor 80%

Sensitivity live

Price	-10% $279	-5% $242	+0% $205	+5% $168	+10% $132
Rent	-10% $95	-5% $150	+0% $205	+5% $260	+10% $315
Rate	-1.0pp $271	-0.5pp $238	base $205	+0.5pp $172	+1.0pp $137

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 28 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	0.55mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	44d	1	0.55mi
1172 June Ave Saint Louis, MO	4.0	2.0	1142	$1,400	$1.23	44d	1	0.61mi
1209 Redman Blvd Saint Louis, MO	4.0	1.0	1535	$1,295	$0.84	44d	1	0.65mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	24d	1	0.68mi
1202 Laredo Ave Saint Louis, MO	3.0	2.0	1152	$1,450	$1.26	17d	1	0.68mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	44d	1	0.69mi
11726 Criterion Ave Saint Louis, MO	3.0	2.0	1205	$1,420	$1.18	24d	1	0.78mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	4d	1	0.79mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	24d	1	0.79mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	2d	1	0.86mi
1310 Petite Dr Saint Louis, MO	3.0	1.5	1407	$1,495	$1.06	24d	1	0.88mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	24d	1	0.88mi
1386 Fairmeadows Ln Saint Louis, MO	3.0	1.0	1512	$1,250	$0.83	44d	1	0.98mi
1459 Redman Blvd Saint Louis, MO	4.0	1.5	1150	$1,550	$1.35	21d	1	1.14mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	5d	1	1.16mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	13d	1	1.16mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	44d	1	1.20mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	44d	1	1.21mi
1510 Trampe Ave Saint Louis, MO	4.0	2.0	1581	$1,600	$1.01	2d	1	1.23mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	44d	1	1.28mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	24d	1	1.35mi
10772 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,450	$1.56	44d	1	1.37mi
11185 Oak Parkway Ln St. Louis, MO	2.0–3.0	2.0	1412	$1,075	$0.76	2d	1	1.38mi
10752 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,000	$1.08	18d	1	1.41mi
10748 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,195	$1.29	44d	1	1.42mi
120 McAlpine Dr Saint Louis, MO	3.0	1.0	927	$1,399	$1.51	44d	1	1.43mi
10732 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,350	$1.46	24d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $130,000 Active 72 DOM
2. 2026-06-17
   days on market $130,000 Active 71 DOM
3. 2026-06-16
   days on market $130,000 Active 70 DOM
4. 2026-06-15
   days on market $130,000 Active 69 DOM
5. 2026-06-13
   days on market $130,000 Active 67 DOM
6. 2026-06-13
   days on market $130,000 Active 66 DOM
7. 2026-06-09
   days on market $130,000 Active 63 DOM
8. 2026-06-08
   days on market $130,000 Active 62 DOM
9. 2026-06-07
   days on market $130,000 Active 61 DOM
10. 2026-06-05
    days on market $130,000 Active 58 DOM
11. 2026-06-03
    days on market $130,000 Active 57 DOM
12. 2026-06-02
    days on market $130,000 Active 56 DOM
13. 2026-06-01
    days on market $130,000 Active 55 DOM
14. 2026-05-31
    days on market $130,000 Active 54 DOM
15. 2026-04-07
    listed $130,000 Active 732-char remark

    Show marketing remark (732 chars)

    Excellent Investment Opportunity! This 3-bedroom, 1-bath turnkey ranch is a fantastic addition to any portfolio. Currently operating as a single-family rental, the property already has a reliable tenant in place, offering immediate income potential. The home is in solid condition throughout, featuring both cosmetic and mechanical updates completed in recent years prior to tenant placement, helping minimize near-term maintenance concerns. With the current lease set for renewal in May, this property presents a unique opportunity for investors seeking steady cash flow or for buyers considering future owner occupancy. Don’t miss your chance to secure a well-maintained, income-producing property with built-in flexibility!

16. 2018-03-23
    soldstatus $70,000
17. 2016-04-08
    soldstatus Closed 1000-char remark

    Show marketing remark (1000 chars)

    PRICE REDUCED! MAKE AN OFFER TODAY! 3 BR/1 BA house with a bit of country feel close to schools, shopping, transportation and amenities. Separate dining. Living room w/fireplace. Full basement with some finishing. Don't wait! It won't last long! *HUD acquired property. All Bidders welcome! Bid submission deadline is daily at midnight. Property being sold "AS IS, WHERE IS". HUD makes no representations or warranties concerning the condition of the property, including but not limited to mechanical systems, dry basement, foundation, structural, or compliance with codes, zoning or building requirements and will make no repairs to the property. Loan approval or proof of funds required at time of acceptance. **Utilities are turned OFF. For utility turn ons, approval must be granted in advance from HUD's Field Service Mgr.** Buyer to verify all fees, if any.* Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17.

18. 2016-03-07
    historical 1000-char remark

    Show marketing remark (1000 chars)

    PRICE REDUCED! MAKE AN OFFER TODAY! 3 BR/1 BA house with a bit of country feel close to schools, shopping, transportation and amenities. Separate dining. Living room w/fireplace. Full basement with some finishing. Don't wait! It won't last long! *HUD acquired property. All Bidders welcome! Bid submission deadline is daily at midnight. Property being sold "AS IS, WHERE IS". HUD makes no representations or warranties concerning the condition of the property, including but not limited to mechanical systems, dry basement, foundation, structural, or compliance with codes, zoning or building requirements and will make no repairs to the property. Loan approval or proof of funds required at time of acceptance. **Utilities are turned OFF. For utility turn ons, approval must be granted in advance from HUD's Field Service Mgr.** Buyer to verify all fees, if any.* Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17.

19. 2016-02-23
    price $29,700 1000-char remark

    Show marketing remark (1000 chars)

    PRICE REDUCED! MAKE AN OFFER TODAY! 3 BR/1 BA house with a bit of country feel close to schools, shopping, transportation and amenities. Separate dining. Living room w/fireplace. Full basement with some finishing. Don't wait! It won't last long! *HUD acquired property. All Bidders welcome! Bid submission deadline is daily at midnight. Property being sold "AS IS, WHERE IS". HUD makes no representations or warranties concerning the condition of the property, including but not limited to mechanical systems, dry basement, foundation, structural, or compliance with codes, zoning or building requirements and will make no repairs to the property. Loan approval or proof of funds required at time of acceptance. **Utilities are turned OFF. For utility turn ons, approval must be granted in advance from HUD's Field Service Mgr.** Buyer to verify all fees, if any.* Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17.

20. 2015-12-30
    listed $33,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    PRICE REDUCED! MAKE AN OFFER TODAY! 3 BR/1 BA house with a bit of country feel close to schools, shopping, transportation and amenities. Separate dining. Living room w/fireplace. Full basement with some finishing. Don't wait! It won't last long! *HUD acquired property. All Bidders welcome! Bid submission deadline is daily at midnight. Property being sold "AS IS, WHERE IS". HUD makes no representations or warranties concerning the condition of the property, including but not limited to mechanical systems, dry basement, foundation, structural, or compliance with codes, zoning or building requirements and will make no repairs to the property. Loan approval or proof of funds required at time of acceptance. **Utilities are turned OFF. For utility turn ons, approval must be granted in advance from HUD's Field Service Mgr.** Buyer to verify all fees, if any.* Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17.

21. 2010-06-21
    soldstatus $62,000
22. 1995-11-20
    soldstatus $74,500

ⓘ 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: $1,912 · $159/mo
• Projected year-2 tax: $1,912 · $159/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: $16,716
• − Mortgage interest: −$7,282
• − Property taxes: −$1,912
• − Insurance: −$650
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,782
• Taxable income: $416
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $2,363/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

+74.5% since first listed

8 events — show timeline

• 2026-04-07 Listed $130,000 MARIS as Distributed by MLS Grid
• 2018-03-23 Sold (Public Records) $70,000 Public Records
• 2016-04-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-03-07 Delisted — MARIS as Distributed by MLS Grid
• 2016-02-23 Price Changed $29,700 MARIS as Distributed by MLS Grid
• 2015-12-30 Listed $33,000 MARIS as Distributed by MLS Grid
• 2010-06-21 Sold (Public Records) $62,000 Public Records
• 1995-11-20 Sold (Public Records) $74,500 Public Records

Property tax history

-0.3%/yr

Latest (2022): $1,912 · +1.5% YoY. Source: county tax records.