11940 San Andres Dr · Spanish Lake, MO 63138

$130,000

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 14 Days on market

Built 1972 7,679 sqft lot Est $123k · 6% over ↓ 13% since listing

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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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• ARV discount +4.8/15.0
• 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 MLS

Welcome to 11940 San Andres in North St Louis County, this 3 Bedroom 1.5 Bathroom home has been completely updated and is ready to welcome your family. Walking into this home you will immediately notice the refinished hardwood floors, fresh paint and the spacious layout. Each bedroom has ample closet space, large windows that let in tons of natural light and upgraded light fixtures. The master bedroom has a completely updated half bathroom. There is a large eat in kitchen with new appliances and updated flooring. Lets not forget about the full walk out basement!! There is also a large fenced back yard. Make your appointment to see this home today.

Key facts

• Outdoor entertaining
• Eat in kitchen
• Convenient half bath

Tags

• ONE LEVEL LIVING
• EAT IN KITCHEN
• OUTDOOR ENTERTAINING
• CONVENIENT HALF BATH
• GENEROUSLY SIZED BEDROOMS
• WELL MAINTAINED PROPERTY

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached carport (1 space); Driveway parking; On-street parking
• Utilities: Public water; Public sewer; Ameren electric; Cable available
• Home design: Single-family residence; One level; Private ownership; House structure
• Construction: Frame construction with stone veneer; Architectural shingle roof
• Exterior features: Covered front porch; Back yard with fencing

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Full, walk-out basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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; 22 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).
• This rent runs 30% of the median local income ($56k/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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

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 $130,000

Questions for the listing agent

1. Built in 1972 — 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: 1.08% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $122,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1131 Maple Ave Unit A	0.61mi	3/1.0	1,000 (-4%)	4mo	$109,900	$110	60
1018 Lakeview Ave	0.49mi	3/1.0	1,137 (+9%)	2mo	$95,000	$84	58
11642 Petite Chalet Dr	0.54mi	3/2.0	1,104 (+6%)	7mo	$130,000	$118	57
11668 Herefordshire Dr	0.65mi	3/2.0	1,000 (-4%)	7mo	$125,000	$125	56
1072 Prigge Rd	0.69mi	3/1.5	960 (-8%)	0mo	$99,900	$104	55
931 Prigge Rd	0.49mi	3/1.0	1,160 (+12%)	2mo	$175,000	$151	55
12122 Lavida	0.65mi	3/2.0	952 (-8%)	7mo	$130,000	$137	48
1202 Laredo Ave	0.69mi	3/2.0	1,152 (+11%)	2mo	$99,500	$86	46
1135 Cove Ln	0.65mi	2/1.0 (-1)	936 (-10%)	2mo	$85,000	$91	45
12020 Lavida Ave	0.65mi	4/2.0 (+1)	1,144 (+10%)	4mo	$179,900	$157	43
1141 June Ave	0.74mi	4/2.0 (+1)	1,142 (+10%)	4mo	$149,900	$131	39
1209 Cove Ln	0.73mi	4/1.0 (+1)	1,176 (+13%)	7mo	$99,000	$84	32

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-10,936
• Equity at exit: $19,383

10-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-7,042
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$682
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $223

Break-even live

Break-even rent $1,121

Max offer price $130,000

Occupancy floor 79%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	43d	1	0.46mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	43d	1	0.64mi
1202 Laredo Ave Saint Louis, MO	3.0	2.0	1152	$1,450	$1.26	16d	1	0.70mi
1172 June Ave Saint Louis, MO	4.0	2.0	1142	$1,400	$1.23	43d	1	0.81mi
1141 Scott Ave Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	21d	1	0.82mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	43d	1	0.85mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	23d	1	0.85mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	23d	1	0.86mi
11930 Criterion Ave Saint Louis, MO	3.0	1.0	816	$1,350	$1.65	43d	1	0.90mi
11726 Criterion Ave Saint Louis, MO	3.0	2.0	1205	$1,420	$1.18	23d	1	0.95mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	1d	1	0.97mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	23d	1	1.01mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	43d	1	1.11mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	12d	1	1.17mi
1310 Petite Dr Saint Louis, MO	3.0	1.5	1407	$1,495	$1.06	23d	1	1.19mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	43d	1	1.21mi
1459 Redman Blvd Saint Louis, MO	4.0	1.5	1150	$1,550	$1.35	20d	1	1.23mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	3d	1	1.24mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	23d	1	1.24mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	4d	1	1.26mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	43d	1	1.29mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	23d	1	1.32mi

Listing history 11 events

1. 2026-06-18
   days on market $130,000 Active 14 DOM
2. 2026-06-17
   days on market $130,000 Active 13 DOM
3. 2026-06-16
   days on market $130,000 Active 12 DOM
4. 2026-06-15
   days on market $130,000 Active 11 DOM
5. 2026-06-13
   days on market $130,000 Active 9 DOM
6. 2026-06-13
   days on market $130,000 Active 8 DOM
7. 2026-06-09
   days on market $130,000 Active 5 DOM
8. 2026-06-08
   days on market $130,000 Active 4 DOM
9. 2026-06-07
   days on market $130,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $130,000 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: $1,793 · $149/mo
• Projected year-2 tax: $1,793 · $149/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: $16,841
• − Mortgage interest: −$7,282
• − Property taxes: −$1,793
• − Insurance: −$650
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$3,782
• Taxable income: $640
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $2,527/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

-13.3% since first listed

8 events — show timeline

• 2026-06-04 Listed $130,000 MARIS as Distributed by MLS Grid
• 2023-08-01 Pending — MARIS as Distributed by MLS Grid
• 2023-07-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-06-22 Contingent — MARIS as Distributed by MLS Grid
• 2023-06-19 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2023-06-07 Price Changed $160,000 MARIS as Distributed by MLS Grid
• 2023-06-05 Listed $150,000 MARIS as Distributed by MLS Grid
• 2023-05-22 Coming Soon $150,000 MARIS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2022): $1,793 · +1.5% YoY. Source: county tax records.