8115 Myrick St · Berkeley, MO 63134

$105,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 45 Days on market

Built 1950 5,998 sqft lot $133/sqft · 49% above area Est $71k · 49% 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +6.6/10.0
• 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

Looking for a solid home with great potential? 8115 Myrick St in Berkeley has exactly what you need! This 2 bedroom, 1 bathroom home features hardwood floors in the living room and bedrooms, ceramic tile in the kitchen and bathroom, and a bright eat-in kitchen perfect for everyday living. Natural light pours through the large living room window, creating a warm and welcoming atmosphere from the moment you walk in. The unfinished basement is a true bonus — complete with laundry hookups, a rec area, and tons of storage space just waiting to be finished to your liking. Top it all off with a spacious backyard and you have a property with fantastic upside. Please note this property is bein

Key facts

• 5,998 sq ft lot
• Built 1950
• Listed 45 days

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Single-family residence; One level; Private ownership; House structure
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Deck; Front yard; Back yard; Aggregate road surface; City street frontage (50' frontage)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Basement with 8 ft+ poured construction
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/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: Berkeley Elementary School (math 4% / reading 13%, grade F, #1,050 of 1,115 statewide, top 94%, 346 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; 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 33% 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1950 — 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: 1.16% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.11%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $70,690
• List price: $105,000
• Delta: 48.54%
• 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
8234 Airport Rd	0.22mi	2/1.0	792 (0%)	4mo	$75,000	$95	87
6317 Abbott Dr	0.27mi	2/1.0	792 (0%)	5mo	$79,900	$101	83
222 Henquin Dr	0.30mi	2/1.0	816 (+3%)	1mo	$115,000	$141	80
8235 Davenport Dr	0.35mi	1/1.0 (-1)	792 (0%)	5mo	$63,000	$80	74
308 Henquin Dr	0.33mi	2/1.0	861 (+9%)	1mo	$80,000	$93	69
6301 Jefferson Ave	0.46mi	3/1.0 (+1)	816 (+3%)	6mo	$62,500	$77	64
213 Henquin Dr	0.27mi	1/1.0 (-1)	696 (-12%)	4mo	$34,900	$50	59
6153 Hancock Ave	0.56mi	2/1.0	732 (-8%)	5mo	$59,900	$82	57
6330 Washington Ave	0.53mi	3/1.0 (+1)	864 (+9%)	1mo	$50,000	$58	54
6300 Evergreen Blvd	0.56mi	3/1.0 (+1)	864 (+9%)	2mo	$99,000	$115	52
221 S Harvey Ave	0.72mi	2/1.0	864 (+9%)	3mo	$135,000	$156	49
619 Carson Rd	0.55mi	1/1.0 (-1)	901 (+14%)	5mo	$75,000	$83	42

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,730
• Equity at exit: $15,656

10-year hold

• IRR: 9.8%
• Equity multiple: 1.71×
• Total profit: $21,016
• Equity at exit: $9,078

Cash invested: $29,400 (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: 70
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$551
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $321

Break-even live

Break-even rent $809

Max offer price $105,000

Occupancy floor 69%

Sensitivity live

Price	-10% $381	-5% $351	+0% $321	+5% $291	+10% $262
Rent	-10% $225	-5% $273	+0% $321	+5% $369	+10% $417
Rate	-1.0pp $374	-0.5pp $348	base $321	+0.5pp $294	+1.0pp $266

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	0.09mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	24d	1	0.10mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	0.20mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	0.21mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	24d	1	0.29mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	18d	1	0.32mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	0.32mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	44d	1	0.32mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	24d	1	0.36mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	0.51mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	5d	1	0.52mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	24d	1	0.52mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	44d	1	0.52mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	44d	1	0.56mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	0.61mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	44d	1	0.69mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	24d	1	0.69mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	24d	1	0.79mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	8d	1	0.93mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	21d	1	0.94mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	44d	1	0.94mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	24d	1	1.02mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	1.02mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	1.02mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	44d	1	1.03mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	44d	1	1.03mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	44d	1	1.04mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	1.11mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	8d	1	1.12mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	1.19mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	1.22mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	44d	1	1.24mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	1.26mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	13d	1	1.26mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	24d	1	1.27mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	1.28mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	1.28mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	44d	1	1.30mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	1.31mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	1.35mi

Listing history 30 events

1. 2026-06-18
   days on market $105,000 Active 45 DOM
2. 2026-06-17
   price $105,000 Active 44 DOM
3. 2026-06-17
   days on market $107,000 Active 44 DOM
4. 2026-06-16
   days on market $107,000 Active 43 DOM
5. 2026-06-15
   days on market $107,000 Active 42 DOM
6. 2026-06-13
   days on market $107,000 Active 40 DOM
7. 2026-06-13
   days on market $107,000 Active 39 DOM
8. 2026-06-09
   days on market $107,000 Active 36 DOM
9. 2026-06-08
   days on market $107,000 Active 35 DOM
10. 2026-06-07
    days on market $107,000 Active 34 DOM
11. 2026-06-05
    days on market $107,000 Active 31 DOM
12. 2026-06-03
    days on market $107,000 Active 30 DOM
13. 2026-06-02
    days on market $107,000 Active 29 DOM
14. 2026-06-01
    days on market $107,000 Active 28 DOM
15. 2026-05-31
    days on market $107,000 Active 27 DOM
16. 2026-05-04
    listed $112,000 Active 865-char remark
17. 2026-03-26
    price $104,999
18. 2026-03-06
    price $105,000
19. 2026-02-14
    price $110,000
20. 2026-01-09
    listed $115,000 Active
21. 2026-01-06
    historical
22. 2025-08-23
    status Active
23. 2025-08-12
    status Pending
24. 2025-07-12
    price $105,000
25. 2025-06-20
    price $110,000
26. 2025-05-31
    listed $102,500 Active
27. 2023-08-18
    soldstatus Closed
28. 2023-06-21
    status Pending
29. 2023-06-20
    price $49,900
30. 2023-06-16
    listed $54,900 Active

ⓘ 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: $533 · $44/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$485/yr (+$40/mo · 91.1%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,582
• − Mortgage interest: −$5,882
• − Property taxes: −$533
• − Insurance: −$525
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,055
• Taxable income: $2,255
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $3,313/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

+91.3% since first listed

18 events — show timeline

• 2026-06-17 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2026-05-27 Price Changed $107,000 MARIS as Distributed by MLS Grid
• 2026-05-21 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2026-05-04 Listed $112,000 MARIS as Distributed by MLS Grid
• 2026-03-26 Price Changed $104,999 MARIS as Distributed by MLS Grid
• 2026-03-06 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2026-02-14 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2026-01-09 Listed $115,000 MARIS as Distributed by MLS Grid
• 2026-01-06 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-08-23 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-12 Pending — MARIS as Distributed by MLS Grid
• 2025-07-12 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2025-06-20 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2025-05-31 Listed $102,500 MARIS as Distributed by MLS Grid
• 2023-08-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-06-21 Pending — MARIS as Distributed by MLS Grid
• 2023-06-20 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2023-06-16 Listed $54,900 MARIS as Distributed by MLS Grid

Property tax history

-6.1%/yr

Latest (2022): $533 · +0.6% YoY. Source: county tax records.