6232 Witsell Ave · Berkeley, MO 63134

$119,000

2 bd · 1.0 ba · 830 sqft · SingleFamily public records · 46 Days on market

Built 1950 5,998 sqft lot $143/sqft · 120% above area Est $84k · 41% 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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +5.1/10.0
• Rent growth +2.9/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and see this Nice, Cozy and Welcoming Home located near City Hall in Berkley. This home includes, an updated Bathroom, Very Nice Kitchen with a Bonus room located off kitchen that can be used as a dayroom. The lower level is complete and great for entertaining.

Key facts

• 5,998 sq ft lot
• Built 1950
• Listed 45 days

Property features AI

Finance

• Other: Seller may consider concessions; Home warranty not included
• Financial info: Lease not considered; No second mortgage reported

Exterior

• Utilities: Community water; Ameren electric service; Sewer: unknown; Electricity connected
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Some trees on the lot

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bath (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Stainless steel appliances; Partially finished basement
• Laundry & utility: Electricity connected

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (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: Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 71 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $119k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1950 — 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. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (median comp): $84,264
• List price: $119,000
• Delta: 41.22%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Henquin Dr	0.11mi	2/1.0	816 (-2%)	1mo	$115,000	$141	91
308 Henquin Dr	0.12mi	2/1.0	861 (+4%)	1mo	$80,000	$93	87
8234 Airport Rd	0.37mi	2/1.0	792 (-5%)	4mo	$75,000	$95	72
826 Walters Dr	0.16mi	2/1.0	925 (+11%)	2mo	$60,000	$65	72
6717 Thurston Ave	0.68mi	2/1.0	840 (+1%)	2mo	$60,000	$71	65
6330 Washington Ave	0.61mi	3/1.0 (+1)	864 (+4%)	1mo	$50,000	$58	59
221 S Harvey Ave	0.70mi	2/1.0	864 (+4%)	3mo	$135,000	$156	58
6300 Evergreen Blvd	0.67mi	3/1.0 (+1)	864 (+4%)	2mo	$99,000	$115	55
6625 Thurston Ave	0.56mi	2/1.0	939 (+13%)	4mo	$74,900	$80	49
6640 Torlina Dr	0.63mi	2/1.0	720 (-13%)	2mo	$89,500	$124	47
6153 Hancock Ave	0.73mi	2/1.0	732 (-12%)	5mo	$59,900	$82	42
115 Lawrence Ave	0.74mi	2/1.5	936 (+13%)	0mo	$64,500	$69	42

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-6,957
• Equity at exit: $17,743

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $5,227
• Equity at exit: $10,289

Cash invested: $33,320 (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: 71
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$624
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $220

Break-even live

Break-even rent $923

Max offer price $119,000

Occupancy floor 77%

Sensitivity live

Price	-10% $288	-5% $254	+0% $220	+5% $186	+10% $153
Rent	-10% $125	-5% $173	+0% $220	+5% $268	+10% $315
Rate	-1.0pp $280	-0.5pp $250	base $220	+0.5pp $189	+1.0pp $158

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	19d	1	0.10mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	0d	1	0.10mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,395	$1.45	0d	1	0.11mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	25d	1	0.16mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	25d	1	0.25mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,225	$1.28	0d	1	0.27mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,235	$1.34	0d	1	0.31mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	9d	1	0.33mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	0d	1	0.40mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	9d	1	0.40mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	25d	1	0.52mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	25d	1	0.52mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	25d	1	0.54mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	45d	1	0.54mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	6d	1	0.62mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	45d	1	0.62mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	0.63mi
224 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$995	$1.06	0d	1	0.73mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	45d	1	0.73mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	0d	1	0.76mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	25d	1	0.76mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	25d	1	0.87mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	9d	1	0.91mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	45d	1	0.96mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	9d	1	0.96mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	0d	1	0.96mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	45d	1	0.97mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	21d	1	0.97mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$975	$1.23	0d	1	1.01mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	1.03mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	9d	1	1.05mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	14d	1	1.07mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	25d	1	1.09mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	45d	1	1.10mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	45d	1	1.10mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	1.12mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	45d	1	1.14mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	45d	1	1.14mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	45d	1	1.17mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	1.18mi

Listing history 31 events

1. 2026-06-21
   days on market $119,000 Active 46 DOM
2. 2026-06-18
   days on market $119,000 Active 43 DOM
3. 2026-06-17
   days on market $119,000 Active 42 DOM
4. 2026-06-16
   days on market $119,000 Active 41 DOM
5. 2026-06-15
   pricedays on market $119,000 Active 40 DOM
6. 2026-06-13
   days on market $120,000 Active 38 DOM
7. 2026-06-13
   days on market $120,000 Active 37 DOM
8. 2026-06-09
   days on market $120,000 Active 34 DOM
9. 2026-06-08
   days on market $120,000 Active 33 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    pricedays on market $120,000 Active 32 DOM
12. 2026-06-05
    days on market $130,000 Active 29 DOM
13. 2026-06-03
    days on market $130,000 Active 28 DOM
14. 2026-06-02
    pricedays on market $130,000 Active 27 DOM
15. 2026-06-01
    days on market $135,000 Active 26 DOM
16. 2026-05-31
    days on market $135,000 Active 25 DOM
17. 2026-05-07
    listed $135,000 Active 884-char remark
18. 2026-05-05
    price $135,000 884-char remark
19. 2026-05-05
    historical $134,900 884-char remark
20. 2025-08-06
    historical $1,100
21. 2025-07-09
    listed $1,100
22. 2016-01-25
    soldstatus Closed 266-char remark

    Show marketing remark (266 chars)

    Come and see this Nice, Cozy and Welcoming Home located near City Hall in Berkley. This home includes, an updated Bathroom, Very Nice Kitchen with a Bonus room located off kitchen that can be used as a dayroom. The lower level is complete and great for entertaining.

23. 2016-01-25
    soldstatus $38,300

    Show marketing remark (266 chars)

    Come and see this Nice, Cozy and Welcoming Home located near City Hall in Berkley. This home includes, an updated Bathroom, Very Nice Kitchen with a Bonus room located off kitchen that can be used as a dayroom. The lower level is complete and great for entertaining.

24. 2016-01-05
    historical 266-char remark

    Show marketing remark (266 chars)

    Come and see this Nice, Cozy and Welcoming Home located near City Hall in Berkley. This home includes, an updated Bathroom, Very Nice Kitchen with a Bonus room located off kitchen that can be used as a dayroom. The lower level is complete and great for entertaining.

25. 2015-08-27
    listed $39,500 Active 266-char remark

    Show marketing remark (266 chars)

    Come and see this Nice, Cozy and Welcoming Home located near City Hall in Berkley. This home includes, an updated Bathroom, Very Nice Kitchen with a Bonus room located off kitchen that can be used as a dayroom. The lower level is complete and great for entertaining.

26. 2015-08-15
    price $39,300
27. 2012-09-07
    soldstatus
28. 2012-09-06
    soldstatus
29. 2012-02-06
    listed $16,000
30. 1998-12-03
    soldstatus $42,500
31. 1998-12-03
    soldstatus $42,500

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$492/yr (+$41/mo · 74.3%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,415
• − Mortgage interest: −$6,666
• − Property taxes: −$662
• − Insurance: −$595
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,462
• Taxable income: $724
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $2,468/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

+180.0% since first listed

21 events — show timeline

• 2026-06-13 Price Changed $119,000 MARIS as Distributed by MLS Grid
• 2026-06-06 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-06-06 Price Changed $124,900 MARIS as Distributed by MLS Grid
• 2026-06-06 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-06-06 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2026-06-02 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2026-05-07 Listed $135,000 MARIS as Distributed by MLS Grid
• 2026-05-05 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2026-05-05 Coming Soon $134,900 MARIS as Distributed by MLS Grid
• 2025-08-06 Rental Removed $1,100 RentEngineListings
• 2025-07-09 Listed for Rent $1,100 RentEngineListings
• 2016-01-25 Sold (Public Records) $38,300 Public Records
• 2016-01-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-01-05 Delisted — MARIS as Distributed by MLS Grid
• 2015-08-27 Listed $39,500 MARIS as Distributed by MLS Grid
• 2015-08-15 Price Changed $39,300 MARIS as Distributed by MLS Grid
• 2012-09-07 Sold (Public Records) — Public Records
• 2012-09-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-02-06 Listed $16,000 MARIS as Distributed by MLS Grid
• 1998-12-03 Sold (Public Records) $42,500 Public Records
• 1998-12-03 Sold (Public Records) $42,500 Public Records

Property tax history

-5.8%/yr

Latest (2022): $662 · +0.6% YoY. Source: county tax records.