11424 Larimore Rd · Spanish Lake, MO 63138

$90,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 16 Days on market

Built 1954 0.35 ac lot Est $142k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Spacious Three Bedroom, One Bath Ranch Home Featuring Large Double Lot for Over Half an Acre of Privacy, Two Garages with Extended Driveway, and Updated Vinyl Windows Throughout! Large Front Living Room Windows allow for Plenty of Natural Light leading to Center Breezeway Perfect for Dining. Eat-In Kitchen with adjacent Main Floor Laundry with all Appliances to Stay. Three Bedrooms Feature Overhead Ceiling Fan Lighting, Solid Wood Doors, and Closets. Partially Finished Lower Level with Cinder Block Basement. Enjoy the Spring Season in the Fenced Backyard with Patio. Short Sale Requiring Seller's Lien Holder Approval. Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1954

Property features AI

Exterior

• Parking: Attached and detached parking; Additional off-street parking; 2-car garage
• Utilities: Public water; Septic tank sewer; Electric service via Ameren
• Home design: Single-family residence; One story; Residential property
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished full basement; Adjoins wooded area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 8.1% in Spanish Lake — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $42k; list at $90k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $88,650 (1.5% 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. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $142,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1328 Coppergate Ln	0.27mi	3/1.5	1,061 (-7%)	0mo	$104,900	$99	74
1326 Petite Dr	0.29mi	3/2.0	1,092 (-4%)	9mo	$180,000	$165	68
931 Prigge Rd	0.67mi	3/1.0	1,160 (+2%)	2mo	$175,000	$151	64
11665 Larimore Rd	0.42mi	4/2.0 (+1)	1,142 (+0%)	10mo	$108,000	$95	63
1141 June Ave	0.54mi	4/2.0 (+1)	1,142 (+0%)	4mo	$149,900	$131	63
11702 Criterion Ave	0.50mi	3/1.0	1,080 (-5%)	9mo	$75,000	$69	60
1316 Bayonne Dr	0.32mi	2/1.5 (-1)	1,015 (-11%)	2mo	$105,000	$103	58
1237 Coal Bank Ct	0.18mi	3/1.5	976 (-14%)	10mo	$109,900	$113	57
1209 Cove Ln	0.68mi	4/1.0 (+1)	1,176 (+3%)	7mo	$99,000	$84	53
10749 Runningbrook Dr	0.74mi	4/1.0 (+1)	1,062 (-7%)	3mo	$155,000	$146	46
11668 Herefordshire Dr	0.52mi	3/2.0	1,000 (-12%)	7mo	$125,000	$125	46
1264 Belgrove Dr	0.71mi	2/2.0 (-1)	1,084 (-5%)	10mo	$157,700	$145	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.35×
• Total profit: $8,735
• Equity at exit: $13,419

10-year hold

• IRR: 15.5%
• Equity multiple: 2.08×
• Total profit: $27,231
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$472
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $430

Break-even live

Break-even rent $853

Max offer price $90,000

Occupancy floor 64%

Sensitivity live

Price	-10% $481	-5% $455	+0% $430	+5% $404	+10% $379
Rent	-10% $319	-5% $374	+0% $430	+5% $485	+10% $540
Rate	-1.0pp $475	-0.5pp $452	base $430	+0.5pp $406	+1.0pp $383

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 Petite Dr Saint Louis, MO	3.0	1.5	1407	$1,495	$1.06	24d	1	0.26mi
1141 Scott Ave Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	23d	1	0.47mi
1172 June Ave Saint Louis, MO	4.0	2.0	1142	$1,400	$1.23	44d	1	0.54mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	5d	1	0.56mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	24d	1	0.56mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	24d	1	0.59mi
11726 Criterion Ave Saint Louis, MO	3.0	2.0	1205	$1,420	$1.18	24d	1	0.60mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	44d	1	0.61mi
11185 Oak Parkway Ln St. Louis, MO	2.0–3.0	2.0	1412	$1,075	$0.76	2d	1	0.66mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	24d	1	0.71mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	3d	1	0.73mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	44d	1	0.75mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	24d	1	0.79mi
1202 Laredo Ave Saint Louis, MO	3.0	2.0	1152	$1,450	$1.26	17d	1	0.85mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	5d	1	0.88mi
1459 Redman Blvd Saint Louis, MO	4.0	1.5	1150	$1,550	$1.35	21d	1	0.89mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	44d	1	0.95mi
11930 Criterion Ave Saint Louis, MO	3.0	1.0	816	$1,350	$1.65	44d	1	0.96mi
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	44d	1	0.97mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	13d	1	1.05mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	44d	1	1.07mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	8d	1	1.07mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	15d	1	1.09mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	1.10mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	15d	1	1.12mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	8d	1	1.13mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	1.14mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	44d	1	1.16mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	8d	1	1.16mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	44d	1	1.16mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	24d	1	1.16mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	1.17mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	5d	1	1.18mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	1.20mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	3d	1	1.21mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	1.21mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	44d	1	1.21mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	1.22mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	4d	1	1.23mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	4d	1	1.24mi

Listing history 11 events

1. 2026-06-21
   days on market $90,000 Active 16 DOM
2. 2026-06-18
   days on market $90,000 Active 13 DOM
3. 2026-06-17
   days on market $90,000 Active 12 DOM
4. 2026-06-16
   days on market $90,000 Active 11 DOM
5. 2026-06-15
   days on market $90,000 Active 10 DOM
6. 2026-06-13
   days on market $90,000 Active 8 DOM
7. 2026-06-13
   days on market $90,000 Active 7 DOM
8. 2026-06-09
   days on market $90,000 Active 4 DOM
9. 2026-06-08
   days on market $90,000 Active 3 DOM
10. 2026-06-07
    remarks 499-char remark
11. 2026-06-07
    listed $90,000 Active 2 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: $1,973 · $164/mo
• Projected year-2 tax: $1,973 · $164/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 3/10 Moderate
• 🌡 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: $16,761
• − Mortgage interest: −$5,041
• − Property taxes: −$1,973
• − Insurance: −$450
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$2,618
• Taxable income: $3,997
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $4,195/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

+12.6% since first listed

17 events — show timeline

• 2026-06-05 Listed $90,000 MARIS as Distributed by MLS Grid
• 2017-12-13 Sold (Public Records) $41,500 Public Records
• 2017-12-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-12-04 Pending — MARIS as Distributed by MLS Grid
• 2017-09-09 Contingent — MARIS as Distributed by MLS Grid
• 2017-08-31 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2017-08-07 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2017-07-28 Price Changed $60,000 MARIS as Distributed by MLS Grid
• 2017-07-06 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2017-05-26 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2017-04-23 Listed $80,000 MARIS as Distributed by MLS Grid
• 2011-02-04 Sold (Public Records) $74,900 Public Records
• 2005-08-18 Sold (Public Records) $76,100 Public Records
• 2005-06-15 Sold (Public Records) $84,641 Public Records
• 2002-06-20 Sold (Public Records) $90,900 Public Records
• 2002-06-20 Sold (Public Records) $90,900 Public Records
• 2000-01-04 Sold (Public Records) $79,900 Public Records

Property tax history

+2.2%/yr

Latest (2022): $1,973 · +1.5% YoY. Source: county tax records.