120 Bernhardt Ave · Cool Valley, MO 63121

$74,900

1 bd · 1.0 ba · 1,002 sqft · SingleFamily public records · 65 Days on market

Built 1925 7,501 sqft lot Est $98k · 24% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is being sold as-is. Seller to do no inspections and/or repairs

Key facts

• Spacious backyard
• Unfinished basement
• 7,501 sq ft lot

Tags

• UNFINISHED BASEMENT
• DEDICATED LAUNDRY AREA
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#116 in MO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, health & safety 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: Bermuda Elementary (143 students, 98% FRL); Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 23 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 30% of the median local income ($43k/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 $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $75k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1925 — 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 D-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. 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: 1.43% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.08%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $98,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Bernhardt Ave	0.00mi	2/2.0 (+1)	1,002 (0%)	1mo	$74,900	$75	90
5520 Holborn Dr	0.32mi	2/2.0 (+1)	1,032 (+3%)	3mo	$124,000	$120	69
6016 Dupree Ave	0.64mi	2/1.0 (+1)	1,020 (+2%)	3mo	$34,900	$34	60
8319 Hawkesbury Dr	0.59mi	2/1.0 (+1)	938 (-6%)	6mo	$79,900	$85	52
804 Marion Pl	0.70mi	2/1.0 (+1)	972 (-3%)	8mo	$137,900	$142	51
122 Fermo Ave	0.69mi	2/1.0 (+1)	966 (-4%)	9mo	$59,900	$62	49
5932 Brand Ave	0.30mi	2/1.0 (+1)	864 (-14%)	12mo	$85,000	$98	48
8319 Hill Ave	0.53mi	2/1.0 (+1)	940 (-6%)	16mo	$90,000	$96	47
5300 Bermuda Dr	0.50mi	2/1.0 (+1)	875 (-13%)	5mo	$45,000	$51	47
8334 Hawkesbury Dr	0.62mi	2/1.5 (+1)	938 (-6%)	14mo	$99,000	$106	41
5545 Norway Dr	0.67mi	2/1.0 (+1)	1,148 (+15%)	0mo	$119,900	$104	39
7524 Stanwood Dr	0.66mi	2/1.0 (+1)	892 (-11%)	13mo	$99,900	$112	36

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.55×
• Total profit: $11,554
• Equity at exit: $11,168

10-year hold

• IRR: 23.9%
• Equity multiple: 3.29×
• Total profit: $47,932
• Equity at exit: $6,476

Cash invested: $20,972 (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 63121

• Rents YoY: 5.2%
• Active inventory: 23
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,073 high
• Mortgage (P&I): −$393
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $333

Break-even live

Break-even rent $651

Max offer price $74,900

Occupancy floor 64%

Sensitivity live

Price	-10% $376	-5% $355	+0% $333	+5% $312	+10% $291
Rent	-10% $249	-5% $291	+0% $333	+5% $376	+10% $418
Rate	-1.0pp $371	-0.5pp $353	base $333	+0.5pp $314	+1.0pp $294

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	5d	1	0.44mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	44d	1	0.45mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	24d	1	0.45mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	44d	1	0.80mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$800	$1.12	24d	1	0.81mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	0.82mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	0.84mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	0.91mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	1.02mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	44d	1	1.02mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	1.03mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	24d	1	1.06mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	44d	1	1.10mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	44d	1	1.16mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	24d	1	1.29mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	22d	1	1.37mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	44d	1	1.39mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	44d	1	1.40mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	5d	1	1.43mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	44d	1	1.44mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	24d	1	1.47mi

Listing history 17 events

1. 2026-04-03
   status Pending
2. 2026-03-06
   price $74,900
3. 2026-02-25
   price $84,900
4. 2026-01-27
   listed $89,900 Active
5. 2019-09-18
   soldstatus $25,500
6. 2019-09-12
   soldstatus Closed 72-char remark

   Show marketing remark (72 chars)

   Property is being sold as-is. Seller to do no inspections and/or repairs

7. 2019-08-30
   status Pending 72-char remark

   Show marketing remark (72 chars)

   Property is being sold as-is. Seller to do no inspections and/or repairs

8. 2019-08-16
   price $29,900 72-char remark

   Show marketing remark (72 chars)

   Property is being sold as-is. Seller to do no inspections and/or repairs

9. 2019-07-24
   listed $34,900 Active 72-char remark

   Show marketing remark (72 chars)

   Property is being sold as-is. Seller to do no inspections and/or repairs

10. 2014-02-26
    soldstatus $1,150,000
11. 2013-02-19
    soldstatus $10,750
12. 2013-02-14
    soldstatus 782-char remark

    Show marketing remark (782 chars)

    Seller will make no repairs or provide any inspections or warranties. For faster response time , submit Special Sales Contract with proof of funds or preapproval and copy of earnest money check payable to listing agent Broker. Seller response may be a week or more but usually less, please allow for this in the contract acceptance date. Earnest money should be 3% or $1000 whichever is greater. Addendums and escrow information will be issued with an accepted offer. Upon acceptance, addendums and cashiers check or money order for earnest money, payable to sellers escrow company, must be delivered to listing agents office within 24 hours. If there are multiple offers, seller can accept or counter any offer they choose, regardless of the order received, presented or countered.

13. 2012-12-03
    listed $12,500 782-char remark

    Show marketing remark (782 chars)

    Seller will make no repairs or provide any inspections or warranties. For faster response time , submit Special Sales Contract with proof of funds or preapproval and copy of earnest money check payable to listing agent Broker. Seller response may be a week or more but usually less, please allow for this in the contract acceptance date. Earnest money should be 3% or $1000 whichever is greater. Addendums and escrow information will be issued with an accepted offer. Upon acceptance, addendums and cashiers check or money order for earnest money, payable to sellers escrow company, must be delivered to listing agents office within 24 hours. If there are multiple offers, seller can accept or counter any offer they choose, regardless of the order received, presented or countered.

14. 1997-08-11
    soldstatus $52,000
15. 1996-11-06
    soldstatus $21,500
16. 1996-10-25
    soldstatus $12,000
17. 1993-12-30
    soldstatus $53,000

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $1,079 · $90/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 4/10 Moderate 6 d/yr ≥107°F today · 18 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: $12,872
• − Mortgage interest: −$4,196
• − Property taxes: −$1,079
• − Insurance: −$374
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$2,179
• Taxable income: $2,984
• Est. tax owed @ 24.0%: −$716
• After-tax cash flow: $3,285/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 — Cool Valley

• Score: 71/100
• State rank: #116
• US rank: #7242

Category grades

Amenities F Commute A+ Cost of living A+ Crime A- Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cool Valley, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 25,008
• Household income: $42,701
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1611.0

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 (80%)
• Race & ethnicity: Black 80% White 14% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -177.84%
• Current HPI: 100.4494
• Rent YoY: ▲ 5.21%
• 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

+41.3% since first listed

17 events — show timeline

• 2026-04-03 Pending — MARIS as Distributed by MLS Grid
• 2026-03-06 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2026-02-25 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-01-27 Listed $89,900 MARIS as Distributed by MLS Grid
• 2019-09-18 Sold (Public Records) $25,500 Public Records
• 2019-09-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-08-30 Pending — MARIS as Distributed by MLS Grid
• 2019-08-16 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2019-07-24 Listed $34,900 MARIS as Distributed by MLS Grid
• 2014-02-26 Sold (Public Records) $1,150,000 Public Records
• 2013-02-19 Sold (Public Records) $10,750 Public Records
• 2013-02-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-12-03 Listed $12,500 MARIS as Distributed by MLS Grid
• 1997-08-11 Sold (Public Records) $52,000 Public Records
• 1996-11-06 Sold (Public Records) $21,500 Public Records
• 1996-10-25 Sold (Public Records) $12,000 Public Records
• 1993-12-30 Sold (Public Records) $53,000 Public Records

Property tax history

+3.2%/yr

Latest (2022): $1,079 · +0.3% YoY. Source: county tax records.