8302 Woodhurst Dr · Berkeley, MO 63134

$99,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 40 Days on market

Built 1953 6,873 sqft lot Est $115k · 13% 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 +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Rent growth +2.9/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in Berkeley, Missouri, this charming ranch-style home offers 3 bedrooms and 1 bathroom with approximately 1,120 square feet of living space. The home features a practical single-level layout with comfortable living and dining areas, along with a kitchen designed for everyday functionality. Situated on a spacious lot in St. Louis County, the property provides off-street parking and outdoor space for relaxing or entertaining. Conveniently located near shopping, schools, parks, and major roadways, this home offers easy access to nearby amenities while maintaining a quiet neighborhood setting

Key facts

• Single-level layout
• Outdoor space
• Quiet neighborhood

Tags

• SINGLE-LEVEL LAYOUT
• OFF-STREET PARKING
• OUTDOOR SPACE
• QUIET NEIGHBORHOOD

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 $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (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: Walnut Grove Elem. (342 students, 99% 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 (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 37% 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1953 — 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: 1.36% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.30%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $115,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8302 Woodhurst Dr	0.00mi	3/1.0	1,120 (0%)	1mo	$99,900	$89	100
8301 Pepperidge Dr	0.31mi	3/1.0	1,120 (0%)	1mo	$139,900	$125	85
258 Williams Blvd	0.23mi	3/1.0	1,075 (-4%)	0mo	$129,900	$121	82
6801 Knoll Ave	0.22mi	3/1.0	1,224 (+9%)	1mo	$104,900	$86	73
8513 Midwood Ave	0.34mi	3/2.0	1,176 (+5%)	0mo	$94,900	$81	72
8219 Davenport Dr	0.66mi	3/1.0	1,116 (-0%)	1mo	$115,000	$103	68
205 Brackleigh Ln	0.69mi	3/1.0	1,088 (-3%)	2mo	$149,900	$138	62
8418 Midwood Ave	0.21mi	3/2.0	1,288 (+15%)	2mo	$125,000	$97	60
6637 Torlina Dr	0.35mi	3/1.0	960 (-14%)	2mo	$109,900	$114	58
6604 Graybirch Dr	0.27mi	3/2.0	1,288 (+15%)	1mo	$124,900	$97	58
8443 Red Fir Dr	0.27mi	3/2.0	1,288 (+15%)	2mo	$32,000	$25	57
8406 January Ave	0.41mi	3/2.0	1,288 (+15%)	2mo	$160,000	$124	51

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $10,567
• Equity at exit: $14,895

10-year hold

• IRR: 17.7%
• Equity multiple: 2.38×
• Total profit: $38,523
• 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 63134

• Rents YoY: 1.6%
• Active inventory: 70
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $450

Break-even live

Break-even rent $792

Max offer price $99,900

Occupancy floor 62%

Sensitivity live

Price	-10% $506	-5% $478	+0% $450	+5% $422	+10% $393
Rent	-10% $342	-5% $396	+0% $450	+5% $504	+10% $557
Rate	-1.0pp $500	-0.5pp $475	base $450	+0.5pp $424	+1.0pp $398

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	0.08mi
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	22d	1	0.21mi
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	24d	1	0.21mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	44d	1	0.32mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	0.33mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	0.36mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	0.40mi
8437 January Ave Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	44d	1	0.40mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	0.43mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	44d	1	0.44mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	24d	1	0.44mi
6452 Evergreen Blvd Saint Louis, MO	3.0	2.0	1288	$1,500	$1.16	24d	1	0.44mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	0.45mi
8439 Alder Ave Saint Louis, MO	3.0	1.5	1176	$1,425	$1.21	24d	1	0.50mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	0.52mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,500	$0.92	44d	1	0.57mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	0.58mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	0.58mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	44d	1	0.61mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	8d	1	0.61mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	5d	1	0.62mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	44d	1	0.66mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	16d	1	0.66mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	5d	1	0.67mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	0.68mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	24d	1	0.70mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	0.70mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	0.70mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	0.72mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	44d	1	0.78mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	24d	1	0.80mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	44d	1	0.81mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	44d	5	0.86mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	0.89mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	24d	1	0.93mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	0.94mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	0.95mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	18d	1	0.99mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	1.00mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	1.07mi

Listing history 8 events

1. 2026-04-22
   status Pending
2. 2026-03-13
   listed $99,900 Active
3. 2015-09-01
   soldstatus $15,382,732
4. 2012-12-06
   soldstatus $26,000
5. 2003-12-16
   soldstatus
6. 2002-11-08
   soldstatus $36,000
7. 1996-09-05
   soldstatus
8. 1996-09-05
   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: $723 · $60/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$246/yr (+$20/mo · 34.0%)

ⓘ 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 ≥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: $16,339
• − Mortgage interest: −$5,596
• − Property taxes: −$723
• − Insurance: −$500
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$2,906
• Taxable income: $4,000
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $4,438/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

+177.5% since first listed

8 events — show timeline

• 2026-04-22 Pending — MARIS as Distributed by MLS Grid
• 2026-03-13 Listed $99,900 MARIS as Distributed by MLS Grid
• 2015-09-01 Sold (Public Records) $15,382,732 Public Records
• 2012-12-06 Sold (Public Records) $26,000 Public Records
• 2003-12-16 Sold (Public Records) — Public Records
• 2002-11-08 Sold (Public Records) $36,000 Public Records
• 1996-09-05 Sold (Public Records) — Public Records
• 1996-09-05 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2022): $723 · +0.6% YoY. Source: county tax records.