1125 Soria St · Spanish Lake, MO 63138

$110,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 56 Days on market

Built 1962 0.26 ac lot $71/sqft · 33% below area Est $164k · 33% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.5/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity – Value-Add Brick Ranch! Attention investors and rehabbers! 1125 Soria offers a strong value-add opportunity in Spanish Lake. This all-brick 3 bed, 2 bath home features hardwood floors, a functional layout with a desirable blend of open living space and traditional room separation, and solid structural integrity. Located on a quiet street with a level lot, mature trees, and a detached shed, this property has the fundamentals investors look for. Ideal for fix-and-flip, rental portfolio addition, or BRRRR strategy. Property to be sold as-is. Offers subject to Missouri supervised probate approval, including a mandatory 10-day waiting period. Bring your contractors a

Key facts

• Quiet street
• Level lot
• Open living space

Tags

• HARDWOOD FLOORS
• FUNCTIONAL LAYOUT
• OPEN LIVING SPACE
• SOLID STRUCTURAL INTEGRITY
• QUIET STREET
• LEVEL LOT

Property features AI

Finance

• Other: No pool
• Financial info: Auction listing; Seller may consider concessions; Lease not considered

Exterior

• Parking: Attached garage (converted) with garage door opener; Driveway; Asphalt parking; Total parking for 1 vehicle; 1 garage space
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One-and-a-half levels; Owner by contract; Fixer condition
• Construction: Brick / brick veneer construction; Concrete perimeter foundation
• Exterior features: Back yard; Front yard; Garden; Level lot; Concrete road surface; Shed(s)

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement with 8+ ft poured concrete; Storage space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 7.9% in Spanish Lake — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Larimore Elem. (math 2% / reading 12%, grade F, #1,058 of 1,115 statewide, top 96%, 341 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1962 — 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: 1.25% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.65%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (median comp): $163,828
• List price: $110,000
• Delta: -32.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12150 Barcelona Ave	0.38mi	3/2.0	1,518 (-1%)	6mo	$199,000	$131	75
12054 Criterion Ave	0.35mi	3/2.0	1,606 (+4%)	3mo	$199,900	$124	74
12036 Mendoza Ave	0.09mi	4/1.5 (+1)	1,444 (-6%)	8mo	$179,900	$125	72
1510 Trampe Ave	0.67mi	4/2.0 (+1)	1,581 (+3%)	1mo	$117,495	$74	58
1420 Redman Blvd	0.69mi	3/1.5	1,600 (+4%)	2mo	$49,900	$31	58
1456 Fairmeadows Ln	0.66mi	4/2.0 (+1)	1,512 (-2%)	4mo	$159,900	$106	58
12361 Santa Maria Dr	0.62mi	3/2.0	1,656 (+8%)	4mo	$135,000	$82	55
12036 Larimore Rd	0.34mi	4/3.0 (+1)	1,693 (+10%)	8mo	$75,900	$45	52
1019 Farmview Dr	0.45mi	3/1.0	1,320 (-14%)	3mo	$49,900	$38	48
1217 Redman Blvd	0.42mi	4/1.0 (+1)	1,359 (-12%)	6mo	$85,000	$63	47
11714 Larimore Rd	0.56mi	3/1.0	1,344 (-13%)	8mo	$116,000	$86	42
1433 Farmview Ave	0.66mi	4/2.5 (+1)	1,748 (+14%)	3mo	$175,000	$100	37

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,767
• Equity at exit: $16,401

10-year hold

• IRR: 3.5%
• Equity multiple: 1.22×
• Total profit: $6,731
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$577
• Tax from tax record: −$161 /mo · $1,926/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $299

Break-even live

Break-even rent $991

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $361	-5% $330	+0% $299	+5% $268	+10% $237
Rent	-10% $191	-5% $245	+0% $299	+5% $353	+10% $407
Rate	-1.0pp $354	-0.5pp $327	base $299	+0.5pp $270	+1.0pp $241

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	44d	1	0.24mi
1202 Laredo Ave Saint Louis, MO	3.0	2.0	1152	$1,450	$1.26	17d	1	0.32mi
1209 Redman Blvd Saint Louis, MO	4.0	1.0	1535	$1,295	$0.84	44d	1	0.39mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	44d	1	0.40mi
1386 Fairmeadows Ln Saint Louis, MO	3.0	1.0	1512	$1,250	$0.83	44d	1	0.50mi
1172 June Ave Saint Louis, MO	4.0	2.0	1142	$1,400	$1.23	44d	1	0.61mi
11726 Criterion Ave Saint Louis, MO	3.0	2.0	1205	$1,420	$1.18	24d	1	0.64mi
1510 Trampe Ave Saint Louis, MO	4.0	2.0	1581	$1,600	$1.01	2d	1	0.67mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	24d	1	0.74mi
1459 Redman Blvd Saint Louis, MO	4.0	1.5	1150	$1,550	$1.35	21d	1	0.75mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	44d	1	0.79mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	2d	9	1.01mi
1310 Petite Dr Saint Louis, MO	3.0	1.5	1407	$1,495	$1.06	24d	1	1.02mi
11185 Oak Parkway Ln St. Louis, MO	2.0–3.0	2.0	1412	$1,075	$0.76	2d	1	1.38mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	24d	1	1.45mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	4d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 56 DOM
2. 2026-06-17
   days on market $110,000 Active 55 DOM
3. 2026-06-16
   days on market $110,000 Active 54 DOM
4. 2026-06-15
   days on market $110,000 Active 53 DOM
5. 2026-06-13
   days on market $110,000 Active 51 DOM
6. 2026-06-13
   days on market $110,000 Active 50 DOM
7. 2026-06-09
   days on market $110,000 Active 47 DOM
8. 2026-06-08
   days on market $110,000 Active 46 DOM
9. 2026-06-07
   days on market $110,000 Active 45 DOM
10. 2026-06-05
    days on market $110,000 Active 42 DOM
11. 2026-06-03
    days on market $110,000 Active 41 DOM
12. 2026-06-02
    days on market $110,000 Active 40 DOM
13. 2026-06-01
    days on market $110,000 Active 39 DOM
14. 2026-05-31
    days on market $110,000 Active 38 DOM
15. 2026-04-23
    listed $110,000 Active 767-char remark
16. 2003-02-14
    soldstatus $77,000
17. 1959-07-24
    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: $1,926 · $161/mo
• Projected year-2 tax: $1,926 · $161/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: $16,437
• − Mortgage interest: −$6,162
• − Property taxes: −$1,926
• − Insurance: −$550
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,200
• Taxable income: $1,969
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $3,114/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

+42.9% since first listed

3 events — show timeline

• 2026-04-23 Listed $110,000 MARIS as Distributed by MLS Grid
• 2003-02-14 Sold (Public Records) $77,000 Public Records
• 1959-07-24 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2022): $1,926 · +1.5% YoY. Source: county tax records.