12019 Krenning Ln · Spanish Lake, MO 63138

$119,900

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 2 Days on market

Built 1951 0.46 ac lot Est $86k · 40% over

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Why this score? — see what drove the D+ 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 +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for space to spread out? Are you looking for a project? Are you wanting to put your touch in a home? Are you looking to add to your rental portfolio? This 3 bdrm ranch with 1 car garage can fill that those wants and needs. There is even extra storage in a loft above the garage.

Key facts

• 0.46 acre lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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: Twillman Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 326 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $55k; list at $120k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $119,900

Questions for the listing agent

1. Built in 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.06% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $85,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12019 Krenning Ln	0.00mi	3/1.0 (+1)	930 (0%)	1mo	$119,900	$129	94
12355 Pinta Dr	0.47mi	3/1.0 (+1)	925 (-0%)	5mo	$81,900	$89	68
1459 Cove Ln	0.39mi	3/1.5 (+1)	988 (+6%)	3mo	$79,900	$81	62
1428 San Salvador Dr	0.60mi	3/1.0 (+1)	925 (-0%)	5mo	$75,000	$81	62
1209 Northdale Ave	0.62mi	2/1.0	864 (-7%)	1mo	$79,900	$92	58
12336 Santa Maria Dr	0.42mi	3/1.0 (+1)	1,020 (+10%)	1mo	$125,000	$123	58
1321 Dominica Dr	0.48mi	3/1.0 (+1)	1,012 (+9%)	2mo	$124,900	$123	56
1231 Reale Ave	0.65mi	2/1.5	864 (-7%)	2mo	$69,900	$81	54
11891 Bridgevale Ave	0.55mi	3/1.0 (+1)	864 (-7%)	5mo	$128,000	$148	54
12371 Pinta Dr	0.51mi	3/1.0 (+1)	1,020 (+10%)	3mo	$72,900	$71	53
1223 Reale Ave	0.67mi	3/1.0 (+1)	864 (-7%)	4mo	$120,000	$139	49
1130 Lakeview Ave	0.71mi	2/2.0	864 (-7%)	4mo	$42,500	$49	48

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-9,282
• Equity at exit: $17,877

10-year hold

• IRR: -2.4%
• Equity multiple: 0.86×
• Total profit: $-4,669
• Equity at exit: $10,367

Cash invested: $33,572 (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: $1,277 high
• Mortgage (P&I): −$629
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $218

Break-even live

Break-even rent $1,000

Max offer price $119,900

Occupancy floor 78%

Sensitivity live

Price	-10% $286	-5% $252	+0% $218	+5% $184	+10% $150
Rent	-10% $117	-5% $168	+0% $218	+5% $269	+10% $319
Rate	-1.0pp $279	-0.5pp $249	base $218	+0.5pp $187	+1.0pp $155

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	45d	1	0.13mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	13d	1	0.17mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,100	$1.04	3d	9	0.25mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	5d	1	0.32mi
11930 Criterion Ave Saint Louis, MO	3.0	1.0	816	$1,350	$1.65	45d	1	0.43mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	45d	1	0.50mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	25d	1	0.51mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	3d	1	0.51mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	25d	1	0.54mi
12367 Horizon Village Dr Unit 12367 I St. Louis, MO	2.0	1.0	836	$995	$1.19	25d	1	0.68mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	25d	1	0.70mi
1585 Leonaire Ct Unit 1585-87 Leonaire St. Louis, MO	1.0	1.0	550	$750	$1.36	45d	1	0.73mi
1574 Leonaire Ct Unit 1510 St. Louis, MO	1.0	1.0	550	$750	$1.36	45d	1	0.73mi
12401 Horizon Village Dr Unit 12415 A St. Louis, MO	2.0	1.0	836	$995	$1.19	45d	1	0.77mi
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,035	$0.96	3d	3	0.79mi
1141 Scott Ave Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	23d	1	0.85mi
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	45d	1	0.87mi
1333 N Garden Dr St. Louis, MO	2.0	1.0	626	$1,100	$1.76	45d	1	1.31mi
1342 N Garden Dr Saint Louis, MO	2.0	1.0	626	$1,100	$1.76	3d	3	1.35mi
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	8d	1	1.37mi

Listing history 19 events

1. 2026-04-19
   status Pending
2. 2026-04-17
   listed $119,900 Active
3. 2024-04-27
   historical $1,600
4. 2024-04-11
   listed $1,600
5. 2024-01-12
   soldstatus Closed 299-char remark

   Show marketing remark (299 chars)

   Are you looking for space to spread out? Are you looking for a project? Are you wanting to put your touch in a home? Are you looking to add to your rental portfolio? This 3 bdrm ranch with 1 car garage can fill that those wants and needs. There is even extra storage in a loft above the garage.

6. 2023-11-28
   status Pending 299-char remark

   Show marketing remark (299 chars)

   Are you looking for space to spread out? Are you looking for a project? Are you wanting to put your touch in a home? Are you looking to add to your rental portfolio? This 3 bdrm ranch with 1 car garage can fill that those wants and needs. There is even extra storage in a loft above the garage.

7. 2023-11-20
   price $30,900 299-char remark

   Show marketing remark (299 chars)

   Are you looking for space to spread out? Are you looking for a project? Are you wanting to put your touch in a home? Are you looking to add to your rental portfolio? This 3 bdrm ranch with 1 car garage can fill that those wants and needs. There is even extra storage in a loft above the garage.

8. 2023-10-26
   price $33,400 299-char remark

   Show marketing remark (299 chars)

   Are you looking for space to spread out? Are you looking for a project? Are you wanting to put your touch in a home? Are you looking to add to your rental portfolio? This 3 bdrm ranch with 1 car garage can fill that those wants and needs. There is even extra storage in a loft above the garage.

9. 2023-10-20
   price $34,900 299-char remark

   Show marketing remark (299 chars)

   Are you looking for space to spread out? Are you looking for a project? Are you wanting to put your touch in a home? Are you looking to add to your rental portfolio? This 3 bdrm ranch with 1 car garage can fill that those wants and needs. There is even extra storage in a loft above the garage.

10. 2023-10-04
    price $36,900 299-char remark

    Show marketing remark (299 chars)

    Are you looking for space to spread out? Are you looking for a project? Are you wanting to put your touch in a home? Are you looking to add to your rental portfolio? This 3 bdrm ranch with 1 car garage can fill that those wants and needs. There is even extra storage in a loft above the garage.

11. 2023-09-22
    price $38,400 299-char remark

    Show marketing remark (299 chars)

    Are you looking for space to spread out? Are you looking for a project? Are you wanting to put your touch in a home? Are you looking to add to your rental portfolio? This 3 bdrm ranch with 1 car garage can fill that those wants and needs. There is even extra storage in a loft above the garage.

12. 2023-08-31
    listed $39,900 Active 299-char remark

    Show marketing remark (299 chars)

    Are you looking for space to spread out? Are you looking for a project? Are you wanting to put your touch in a home? Are you looking to add to your rental portfolio? This 3 bdrm ranch with 1 car garage can fill that those wants and needs. There is even extra storage in a loft above the garage.

13. 2022-01-07
    soldstatus $55,000
14. 2022-01-06
    soldstatus $45,000
15. 2003-04-25
    soldstatus $75,000
16. 2000-10-09
    soldstatus $49,400
17. 1997-03-12
    soldstatus $42,000
18. 1997-02-11
    soldstatus
19. 1992-04-28
    soldstatus

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $1,339 · $112/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: $15,318
• − Mortgage interest: −$6,716
• − Property taxes: −$1,339
• − Insurance: −$600
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$3,488
• Taxable income: $724
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $2,444/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

+185.5% since first listed

19 events — show timeline

• 2026-04-19 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $119,900 MARIS as Distributed by MLS Grid
• 2024-04-27 Rental Removed $1,600 MARIS
• 2024-04-11 Listed for Rent $1,600 MARIS
• 2024-01-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-11-28 Pending — MARIS as Distributed by MLS Grid
• 2023-11-20 Price Changed $30,900 MARIS as Distributed by MLS Grid
• 2023-10-26 Price Changed $33,400 MARIS as Distributed by MLS Grid
• 2023-10-20 Price Changed $34,900 MARIS as Distributed by MLS Grid
• 2023-10-04 Price Changed $36,900 MARIS as Distributed by MLS Grid
• 2023-09-22 Price Changed $38,400 MARIS as Distributed by MLS Grid
• 2023-08-31 Listed $39,900 MARIS as Distributed by MLS Grid
• 2022-01-07 Sold (Public Records) $55,000 Public Records
• 2022-01-06 Sold (Public Records) $45,000 Public Records
• 2003-04-25 Sold (Public Records) $75,000 Public Records
• 2000-10-09 Sold (Public Records) $49,400 Public Records
• 1997-03-12 Sold (Public Records) $42,000 Public Records
• 1997-02-11 Sold (Public Records) — Public Records
• 1992-04-28 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2022): $1,339 · +1.5% YoY. Source: county tax records.