8479 January Ave · Berkeley, MO 63134

$125,090

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 35 Days on market

Built 1955 $97/sqft · 8% below area Est $137k · 8% 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 +26.9/30.0
• ARV discount +11.3/15.0
• DSCR +9.3/10.0
• 1% rule +6.5/10.0
• 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

In quiet neighborhood. Completely updated. Large fenced in backyard, Low utilities. No dogs allowed or cats. Great investment property for the first time Investor. It has a wonderful tenant that pays on time and consistent. The tenant has been there eight years. And is handicap. .. New flooring, updated fixtures, stove and refrigerator supply Tenant agrees to pay for and responsible for arranging and paying for all utility services required on the Premises electricity, trash, sewer and cold water and gas which accounts established by tenant directly with the applicable utility companies. Sewer bill will be kept in the name of Property owners. But is the responsibility of the tenant. Tenant

Key facts

• New flooring
• Updated fixtures
• Built 1955

Tags

• LARGE FENCED IN BACKYARD
• UPDATED FIXTURES
• NEW 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 $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (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-, schools F, crime 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.
• Market conditions: Rents rising (+1.6%/yr); 70 active listings in the ZIP; 34 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 39% 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

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $121,337 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1955 — 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: 1.15% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $136,515
• List price: $125,090
• Delta: -8.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8406 January Ave	0.16mi	3/2.0	1,288 (0%)	2mo	$160,000	$124	91
8443 Red Fir Dr	0.20mi	3/2.0	1,288 (0%)	2mo	$32,000	$25	89
8418 Midwood Ave	0.26mi	3/2.0	1,288 (0%)	2mo	$125,000	$97	86
6604 Graybirch Dr	0.35mi	3/2.0	1,288 (0%)	1mo	$124,900	$97	83
8513 Midwood Ave	0.14mi	3/2.0	1,176 (-9%)	0mo	$94,900	$81	78
6837 Saint Olaf Dr	0.36mi	3/1.0	1,140 (-12%)	2mo	$120,000	$105	58
6245 Evergreen Blvd	0.52mi	4/1.5 (+1)	1,210 (-6%)	2mo	$144,900	$120	57
6801 Knoll Ave	0.64mi	3/1.0	1,224 (-5%)	1mo	$104,900	$86	57
8301 Pepperidge Dr	0.37mi	3/1.0	1,120 (-13%)	1mo	$139,900	$125	56
8302 Woodhurst Dr	0.47mi	3/1.0	1,120 (-13%)	1mo	$99,900	$89	52
8219 Davenport Dr	0.68mi	3/1.0	1,116 (-13%)	1mo	$115,000	$103	42
6219 Tyndall Dr	0.63mi	2/1.5 (-1)	1,128 (-12%)	2mo	$94,900	$84	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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-175
• Equity at exit: $18,651

10-year hold

• IRR: 8.1%
• Equity multiple: 1.58×
• Total profit: $20,295
• Equity at exit: $10,815

Cash invested: $35,025 (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: $1,437 high
• Mortgage (P&I): −$656
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $347

Break-even live

Break-even rent $998

Max offer price $125,090

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: $31,272
• Closing costs: $3,753
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	44d	1	0.11mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,500	$0.92	44d	1	0.18mi
8439 Alder Ave Saint Louis, MO	3.0	1.5	1176	$1,425	$1.21	24d	1	0.19mi
6452 Evergreen Blvd Saint Louis, MO	3.0	2.0	1288	$1,500	$1.16	24d	1	0.25mi
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	22d	1	0.29mi
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	24d	1	0.33mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	0.42mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	0.72mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	0.74mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	0.76mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	44d	1	0.77mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	24d	1	0.77mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	44d	1	0.78mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	24d	1	0.85mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	0.90mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	0.90mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	0.93mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	4d	1	0.97mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	44d	5	1.01mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	1.05mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	1.06mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	1.08mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	1.09mi
1131 N Florissant Rd Saint Louis, MO	3.0	1.0	1580	$1,390	$0.88	24d	1	1.15mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	1.15mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	1.17mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	1.17mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	44d	1	1.25mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	16d	1	1.27mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	1.30mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	44d	1	1.38mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	44d	1	1.45mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	15d	1	1.47mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	1.48mi

Listing history 13 events

1. 2026-06-16
   days on market $125,090 Active 35 DOM
2. 2026-06-15
   days on market $125,090 Active 34 DOM
3. 2026-06-13
   days on market $125,090 Active 32 DOM
4. 2026-06-13
   days on market $125,090 Active 31 DOM
5. 2026-06-09
   days on market $125,090 Active 28 DOM
6. 2026-06-08
   days on market $125,090 Active 27 DOM
7. 2026-06-07
   days on market $125,090 Active 26 DOM
8. 2026-06-05
   days on market $125,090 Active 23 DOM
9. 2026-06-03
   days on market $125,090 Active 22 DOM
10. 2026-06-02
    days on market $125,090 Active 21 DOM
11. 2026-06-01
    days on market $125,090 Active 20 DOM
12. 2026-05-31
    days on market $125,090 Active 19 DOM
13. 2026-05-12
    listed $125,090 Active 730-char remark

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $1,213 · $101/mo
• Expected delta: +$252/yr (+$21/mo · 26.2%)

ⓘ 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 ≥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: $17,245
• − Mortgage interest: −$7,007
• − Property taxes: −$962
• − Insurance: −$625
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,639
• Taxable income: $2,252
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $3,624/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

Property tax history

+2.8%/yr

Latest (2022): $962 · +0.7% YoY. Source: county tax records.