11617 Larimore Rd · Spanish Lake, MO 63138

$99,900

3 bd · 1.0 ba · 999 sqft · SingleFamily public records · 6 Days on market

Built 1959 6,098 sqft lot Est $99k · at est.

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.0/15.0
• 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

Classic 3-bedroom and 1-bathroom brick ranch home built in 1959 features 999 square feet of functional single-level living space. The interior layout centers around solid construction, featuring a simple, practical floor plan that leads down to a full basement with extensive storage capacity or great potential for a future completed lower level. The exterior showcases a classic mid-century brick facade paired with a grassy backyard, a concrete patio slab, and mature trees providing natural shade. Located in St. Louis County, this solid residence provides quick proximity to local North County parks, neighborhood schools, and local commuting loops.

Key facts

• Grassy backyard
• Concrete patio slab
• Full basement

Tags

• FULL BASEMENT
• EXTENSIVE STORAGE CAPACITY
• GRASSY BACKYARD
• CONCRETE PATIO SLAB
• MATURE TREES
• QUICK PROXIMITY TO LOCAL PARKS

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Electric: Other
• Home design: Single-family residence; One level; House
• Construction: Brick construction
• Exterior features: Patio; Porch; Back yard; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; Eat-in kitchen/dining combo; 6 total rooms
• Laundry & utility: Natural gas available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.7% vs local median 7.9% 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: crime F, amenities F, commute 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.
• Zoned schools: Larimore Elem. (math 2% / reading 12%, grade F, #1,058 of 1,115 statewide, top 96%, 341 students, 99% FRL); Hazelwood East High (math 5% / reading 21%, grade F, #495 of 521 statewide, top 95%, 1,264 students, 66% FRL) — zoned schools average 82% FRL vs 53% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.5%/yr); 101 active listings in the ZIP; 37 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $99,900

Questions for the listing agent

1. Built in 1959 — 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. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.36%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $98,901
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1072 Prigge Rd	0.21mi	3/1.5	960 (-4%)	0mo	$99,900	$104	81
1316 Bayonne Dr	0.28mi	2/1.5 (-1)	1,015 (+2%)	2mo	$105,000	$103	76
1200 Baron Ave	0.10mi	3/1.0	864 (-14%)	2mo	$77,500	$90	71
1328 Coppergate Ln	0.38mi	3/1.5	1,061 (+6%)	0mo	$104,900	$99	70
1135 Cove Ln	0.39mi	2/1.0 (-1)	936 (-6%)	2mo	$85,000	$91	65
1459 Cove Ln	0.68mi	3/1.5	988 (-1%)	3mo	$79,900	$81	62
1136 Walker Ave	0.27mi	3/1.0	864 (-14%)	3mo	$125,000	$145	62
1125 Walker Ave	0.29mi	3/1.0	864 (-14%)	3mo	$114,999	$133	61
1141 Walker Ave	0.29mi	2/1.5 (-1)	864 (-14%)	3mo	$105,000	$122	54
1231 Reale Ave	0.38mi	2/1.5 (-1)	864 (-14%)	2mo	$69,900	$81	51
1018 Lakeview Ave	0.65mi	3/1.0	1,137 (+14%)	2mo	$95,000	$84	45
1209 Northdale Ave	0.61mi	2/1.0 (-1)	864 (-14%)	1mo	$79,900	$92	43

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: 8.0%
• Equity multiple: 1.30×
• Total profit: $8,468
• Equity at exit: $14,895

10-year hold

• IRR: 14.6%
• Equity multiple: 2.02×
• Total profit: $28,585
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$524
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $451

Break-even live

Break-even rent $823

Max offer price $99,900

Occupancy floor 63%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1141 Scott Ave Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	22d	1	0.18mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	24d	1	0.33mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	44d	1	0.35mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	44d	1	0.44mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	24d	1	0.51mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	2d	1	0.52mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	24d	1	0.54mi
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	44d	1	0.65mi
11930 Criterion Ave Saint Louis, MO	3.0	1.0	816	$1,350	$1.65	44d	1	0.71mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	4d	1	0.75mi
1333 N Garden Dr St. Louis, MO	2.0	1.0	626	$1,100	$1.76	44d	1	0.83mi
1342 N Garden Dr Saint Louis, MO	2.0	1.0	626	$1,100	$1.76	2d	3	0.86mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	12d	1	0.86mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	44d	1	0.89mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	44d	1	1.19mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	2d	9	1.20mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	15d	1	1.29mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	8d	1	1.34mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	8d	1	1.36mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	1.37mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	8d	1	1.40mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	44d	1	1.40mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	3d	1	1.42mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	44d	1	1.43mi
120 McAlpine Dr Saint Louis, MO	3.0	1.0	927	$1,399	$1.51	44d	1	1.43mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	1.43mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	1.43mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	15d	1	1.44mi
10772 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,450	$1.56	44d	1	1.44mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	4d	1	1.44mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	1.45mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	1.46mi
10752 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,000	$1.08	18d	1	1.47mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	24d	1	1.48mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	44d	1	1.48mi
10748 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,195	$1.29	44d	1	1.48mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $99,900 Active 6 DOM
2. 2026-06-17
   days on market $99,900 Active 5 DOM
3. 2026-06-16
   days on market $99,900 Active 4 DOM
4. 2026-06-15
   days on market $99,900 Active 3 DOM
5. 2026-06-13
   remarks 654-char remark
6. 2026-06-13
   listed $99,900 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: $1,013 · $84/mo
• Projected year-2 tax: $1,013 · $84/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: $16,728
• − Mortgage interest: −$5,596
• − Property taxes: −$1,013
• − Insurance: −$500
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$2,906
• Taxable income: $4,037
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $4,447/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

+88.5% since first listed

6 events — show timeline

• 2026-06-12 Listed $99,900 MARIS as Distributed by MLS Grid
• 2018-04-30 Sold (Public Records) $600,000 Public Records
• 2010-12-22 Sold (Public Records) $369,000 Public Records
• 2005-01-19 Sold (Public Records) $94,900 Public Records
• 1997-04-23 Sold (Public Records) $53,000 Public Records
• 1989-04-01 Sold (Public Records) — Public Records

Property tax history

-4.2%/yr

Latest (2022): $1,013 · +1.5% YoY. Source: county tax records.