1335 Cabrillo Dr · Spanish Lake, MO 63138

$125,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 2 Days on market

Built 1961 8,123 sqft lot Est $85k · 47% 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.1/10.0
• 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

Why Rent When You Can Have A Home Of Your Own? This 3 bedroom ranch is ready for you to MOVE RIGHT IN. Plumbing and electric have been updated, Fresh paint, laminate and carpet (wood underneath carpet), Carport plus additional off street parking, fenced back yard. convenient to 270, Full basement perfect for storage or finish it off for even more living space.

Key facts

• 8,123 sq ft lot
• Parking
• Built 1961

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Private water; Public sewer; Electric service by Ameren; Electricity, natural gas, sewer and water connected
• Home design: Single-family residential; One story
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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: Arrowpoint Elem. (math 2% / reading 12%, grade F, #1,058 of 1,115 statewide, top 96%, 358 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $864 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.
• 5 sale attempts since 11y 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 $62k; list at $125k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $125,000

Questions for the listing agent

1. Built in 1961 — 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: 1.11% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $85,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12355 Pinta Dr	0.09mi	3/1.0	925 (0%)	5mo	$81,900	$89	91
1428 San Salvador Dr	0.24mi	3/1.0	925 (0%)	5mo	$75,000	$81	84
1321 Dominica Dr	0.06mi	3/1.0	1,012 (+9%)	2mo	$124,900	$123	79
12019 Krenning Ln	0.41mi	3/1.0	930 (+0%)	1mo	$119,900	$129	79
12336 Santa Maria Dr	0.12mi	3/1.0	1,020 (+10%)	1mo	$125,000	$123	76
12371 Pinta Dr	0.10mi	3/1.0	1,020 (+10%)	3mo	$72,900	$71	76
12352 Santa Maria Dr	0.11mi	3/1.0	1,036 (+12%)	6mo	$94,900	$92	70
1209 Northdale Ave	0.56mi	2/1.0 (-1)	864 (-7%)	1mo	$79,900	$92	57
11891 Bridgevale Ave	0.63mi	3/1.0	864 (-7%)	5mo	$128,000	$148	56
1459 Cove Ln	0.70mi	3/1.5	988 (+7%)	3mo	$79,900	$81	52
1131 Maple Ave Unit A	0.71mi	3/1.0	1,000 (+8%)	4mo	$109,900	$110	50
1130 Lakeview Ave	0.60mi	2/2.0 (-1)	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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-5,891
• Equity at exit: $18,638

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $2,841
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$656
• Tax from tax record: −$100 /mo · $1,199/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $290

Break-even live

Break-even rent $1,022

Max offer price $125,000

Occupancy floor 74%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	44d	1	0.08mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	12d	1	0.42mi
11930 Criterion Ave Saint Louis, MO	3.0	1.0	816	$1,350	$1.65	44d	1	0.43mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	44d	1	0.43mi
12367 Horizon Village Dr Unit 12367 I St. Louis, MO	2.0	1.0	836	$995	$1.19	24d	1	0.50mi
12401 Horizon Village Dr Unit 12415 A St. Louis, MO	2.0	1.0	836	$995	$1.19	44d	1	0.53mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	24d	1	0.60mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	2d	9	0.63mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	4d	1	0.66mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	2d	1	0.66mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	24d	1	0.68mi
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	44d	1	0.72mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	44d	1	0.75mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	44d	1	0.78mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	24d	1	0.81mi
1141 Scott Ave Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	22d	1	0.95mi
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,325	$1.23	2d	3	1.12mi

Listing history 17 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   status Active
3. 2026-05-18
   listed $125,000 Active
4. 2021-04-21
   soldstatus $62,500
5. 2021-04-16
   soldstatus Closed 365-char remark

   Show marketing remark (365 chars)

   Why Rent When You Can Have A Home Of Your Own? This 3 bedroom ranch is ready for you to MOVE RIGHT IN. Plumbing and electric have been updated, Fresh paint, laminate and carpet (wood underneath carpet), Carport plus additional off street parking, fenced back yard. convenient to 270, Full basement perfect for storage or finish it off for even more living space.

6. 2021-03-19
   status Pending 365-char remark

   Show marketing remark (365 chars)

   Why Rent When You Can Have A Home Of Your Own? This 3 bedroom ranch is ready for you to MOVE RIGHT IN. Plumbing and electric have been updated, Fresh paint, laminate and carpet (wood underneath carpet), Carport plus additional off street parking, fenced back yard. convenient to 270, Full basement perfect for storage or finish it off for even more living space.

7. 2021-03-10
   status Pending 365-char remark

   Show marketing remark (365 chars)

   Why Rent When You Can Have A Home Of Your Own? This 3 bedroom ranch is ready for you to MOVE RIGHT IN. Plumbing and electric have been updated, Fresh paint, laminate and carpet (wood underneath carpet), Carport plus additional off street parking, fenced back yard. convenient to 270, Full basement perfect for storage or finish it off for even more living space.

8. 2021-02-25
   price $75,000 365-char remark

   Show marketing remark (365 chars)

   Why Rent When You Can Have A Home Of Your Own? This 3 bedroom ranch is ready for you to MOVE RIGHT IN. Plumbing and electric have been updated, Fresh paint, laminate and carpet (wood underneath carpet), Carport plus additional off street parking, fenced back yard. convenient to 270, Full basement perfect for storage or finish it off for even more living space.

9. 2021-02-23
   status Active 365-char remark

   Show marketing remark (365 chars)

   Why Rent When You Can Have A Home Of Your Own? This 3 bedroom ranch is ready for you to MOVE RIGHT IN. Plumbing and electric have been updated, Fresh paint, laminate and carpet (wood underneath carpet), Carport plus additional off street parking, fenced back yard. convenient to 270, Full basement perfect for storage or finish it off for even more living space.

10. 2021-02-02
    status Pending 365-char remark

    Show marketing remark (365 chars)

    Why Rent When You Can Have A Home Of Your Own? This 3 bedroom ranch is ready for you to MOVE RIGHT IN. Plumbing and electric have been updated, Fresh paint, laminate and carpet (wood underneath carpet), Carport plus additional off street parking, fenced back yard. convenient to 270, Full basement perfect for storage or finish it off for even more living space.

11. 2021-01-23
    listed $72,000 Active 365-char remark

    Show marketing remark (365 chars)

    Why Rent When You Can Have A Home Of Your Own? This 3 bedroom ranch is ready for you to MOVE RIGHT IN. Plumbing and electric have been updated, Fresh paint, laminate and carpet (wood underneath carpet), Carport plus additional off street parking, fenced back yard. convenient to 270, Full basement perfect for storage or finish it off for even more living space.

12. 2016-02-09
    soldstatus Closed 306-char remark

    Show marketing remark (306 chars)

    This 3 bedroom home has a nice and level, partially fenced back yard. It has off street parking and a carport. The home also features a full basement and a covered front porch. 925 square feet-information of gross living area above grade is from the FHA Appraisal and is deemed reliable but not guaranteed.

13. 2016-01-08
    historical 306-char remark

    Show marketing remark (306 chars)

    This 3 bedroom home has a nice and level, partially fenced back yard. It has off street parking and a carport. The home also features a full basement and a covered front porch. 925 square feet-information of gross living area above grade is from the FHA Appraisal and is deemed reliable but not guaranteed.

14. 2015-12-08
    listed $15,800 Active 306-char remark

    Show marketing remark (306 chars)

    This 3 bedroom home has a nice and level, partially fenced back yard. It has off street parking and a carport. The home also features a full basement and a covered front porch. 925 square feet-information of gross living area above grade is from the FHA Appraisal and is deemed reliable but not guaranteed.

15. 2008-08-27
    soldstatus
16. 2008-08-27
    soldstatus $69,900
17. 1961-05-25
    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: $1,199 · $100/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$14/yr (+$1/mo · 1.2%)

ⓘ 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: $16,665
• − Mortgage interest: −$7,002
• − Property taxes: −$1,199
• − Insurance: −$625
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$3,636
• Taxable income: $1,537
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $3,107/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

+78.8% since first listed

17 events — show timeline

• 2026-05-22 Pending — MARIS as Distributed by MLS Grid
• 2026-05-20 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-18 Listed $125,000 MARIS as Distributed by MLS Grid
• 2021-04-21 Sold (Public Records) $62,500 Public Records
• 2021-04-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-19 Pending — MARIS as Distributed by MLS Grid
• 2021-03-10 Pending — MARIS as Distributed by MLS Grid
• 2021-02-25 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2021-02-23 Relisted — MARIS as Distributed by MLS Grid
• 2021-02-02 Pending — MARIS as Distributed by MLS Grid
• 2021-01-23 Listed $72,000 MARIS as Distributed by MLS Grid
• 2016-02-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-01-08 Delisted — MARIS as Distributed by MLS Grid
• 2015-12-08 Listed $15,800 MARIS as Distributed by MLS Grid
• 2008-08-27 Sold (Public Records) $69,900 Public Records
• 2008-08-27 Sold (Public Records) — Public Records
• 1961-05-25 Sold (Public Records) — Public Records

Property tax history

-2.2%/yr

Latest (2022): $1,199 · +1.5% YoY. Source: county tax records.