6628 Bitteroot Ln · Berkeley, MO 63134

$148,000

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 10 Days on market

Built 1954 8,385 sqft lot Est $146k · at est.

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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 +21.5/30.0
• ARV discount +7.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• 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

INVESTORS - LOOKING FOR A FOUR BEDROOM HOME TO ADD TO YOUR PORTFOLIO?? THIS IS IT!! This OCCUPIED updated home features 4 bedrooms and 2 bathrooms within a total living space of 1,508 square feet. The living room offers ample space for relaxation and entertaining. There are two bathrooms one with a tub/shower combination and the other has a walk in shower for convenience. Each bedroom provides sufficient room for furniture and personal items. The property includes essential amenities such as heating and washer/dryer hookups. The exterior is designed for easy maintenance, providing a practical outdoor space. This home is suitable for those seeking a spacious layout in a functional setting.

Key facts

• 8,385 sq ft lot
• Parking
• Built 1954

Property features AI

Exterior

• Parking: Carport with space for 1 vehicle
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Lot with other landscaping/features

Interior

• Bedrooms: Four bedrooms — all on the main level
• Bathrooms: Two full bathrooms — both on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (2.5% below list).
• Recommended offer: $144k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 10.1% in Berkeley — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Berkeley Elementary School (math 4% / reading 13%, grade F, #1,050 of 1,115 statewide, top 94%, 346 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; 19 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $148k implies a 393% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,250 (2.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.97% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $146,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6706 Alder Ave	0.29mi	3/2.0	1,428 (-5%)	3mo	$155,500	$109	71
6604 Graybirch Dr	0.09mi	3/2.0	1,288 (-15%)	1mo	$124,900	$97	67
8406 January Ave	0.14mi	3/2.0	1,288 (-15%)	2mo	$160,000	$124	64
8415 Buckthorn Dr	0.18mi	3/1.5	1,308 (-13%)	4mo	$105,000	$80	64
8443 Red Fir Dr	0.14mi	3/2.0	1,288 (-15%)	2mo	$32,000	$25	64
8418 Midwood Ave	0.18mi	3/2.0	1,288 (-15%)	2mo	$125,000	$97	62
225 Sadonia Ave	0.65mi	3/2.5	1,496 (-1%)	4mo	$105,000	$70	59
6904 Frostview Ln	0.46mi	3/2.0	1,386 (-8%)	4mo	$185,000	$133	58
6616 Dunwold Dr	0.36mi	3/2.0	1,348 (-11%)	8mo	$155,000	$115	55
7009 Laupher Ln	0.60mi	3/1.5	1,340 (-11%)	3mo	$79,900	$60	49
6136 Jefferson Ave	0.68mi	3/1.0	1,389 (-8%)	8mo	$85,000	$61	49
8616 Elwyn Dr	0.60mi	3/2.0	1,384 (-8%)	8mo	$159,000	$115	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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-11,943
• Equity at exit: $22,067

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-393
• Equity at exit: $12,796

Cash invested: $41,440 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$776
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $221

Break-even live

Break-even rent $1,163

Max offer price $148,000

Occupancy floor 80%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	21d	1	0.06mi
8437 January Ave Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	43d	1	0.17mi
6452 Evergreen Blvd Saint Louis, MO	3.0	2.0	1288	$1,500	$1.16	23d	1	0.18mi
8439 Alder Ave Saint Louis, MO	3.0	1.5	1176	$1,425	$1.21	23d	1	0.24mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	7d	1	0.25mi
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	23d	1	0.26mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,500	$0.92	43d	1	0.42mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	43d	1	0.52mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	0.58mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	19d	1	0.70mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	4d	1	0.71mi
1131 N Florissant Rd Saint Louis, MO	3.0	1.0	1580	$1,390	$0.88	23d	1	0.89mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	0.96mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	43d	5	1.02mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	1.18mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	43d	1	1.24mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	14d	1	1.35mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	43d	1	1.38mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	23d	1	1.42mi

Listing history 8 events

1. 2026-06-18
   days on market $148,000 Active 10 DOM
2. 2026-06-17
   days on market $148,000 Active 9 DOM
3. 2026-06-16
   days on market $148,000 Active 8 DOM
4. 2026-06-15
   days on market $148,000 Active 7 DOM
5. 2026-06-13
   days on market $148,000 Active 5 DOM
6. 2026-06-13
   days on market $148,000 Active 4 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $148,000 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: $970 · $81/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$465/yr (+$39/mo · 48.0%)

ⓘ 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 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: $17,310
• − Mortgage interest: −$8,290
• − Property taxes: −$970
• − Insurance: −$740
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$4,305
• Taxable income: $234
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $2,595/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

+393.3% since first listed

5 events — show timeline

• 2026-06-08 Listed $148,000 MARIS as Distributed by MLS Grid
• 2005-01-12 Sold (Public Records) $30,000 Public Records
• 1994-11-18 Sold (Public Records) — Public Records
• 1992-03-02 Sold (Public Records) — Public Records
• 1991-06-01 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2022): $970 · +0.7% YoY. Source: county tax records.