8015 Aline Ave · Berkeley, MO 63134

$115,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 13 Days on market

Built 1950 5,998 sqft lot

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Why this score? — see what drove the C 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +2.9/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy and well-maintained 2-bedroom, 1-bath home offering 810 sq ft of comfortable living space. This inviting property features attractive curb appeal with a spacious front yard, a long driveway, and a detached garage providing additional parking and storage options. Inside, you'll find a functional layout designed for everyday living, with bright living areas and comfortable bedrooms that make the home feel warm and welcoming. The generous yard offers plenty of space for outdoor activities, gardening, or relaxing, while the convenient location provides easy access to shopping, dining, schools, parks, and major roadways. Whether you're looking for your first home or simply a

Key facts

• Spacious front yard
• Generous yard
• Long driveway

Tags

• SPACIOUS FRONT YARD
• LONG DRIVEWAY
• DETACHED GARAGE
• FUNCTIONAL LAYOUT
• GENEROUS YARD

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Lot described as: Other

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Interior features: Forced air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

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: Berkeley Elementary School (math 4% / reading 13%, grade F, #1,050 of 1,115 statewide, top 94%, 346 students, 99% FRL); Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 99% 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 25d 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 33% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $25k; list at $115k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1950 — 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: 1.07% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $67,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Henquin Dr	0.23mi	2/1.0	816 (+1%)	1mo	$115,000	$141	87
308 Henquin Dr	0.18mi	2/1.0	861 (+6%)	1mo	$80,000	$93	80
8234 Airport Rd	0.38mi	2/1.0	792 (-2%)	4mo	$75,000	$95	76
8235 Davenport Dr	0.26mi	1/1.0 (-1)	792 (-2%)	5mo	$63,000	$80	75
6717 Thurston Ave	0.53mi	2/1.0	840 (+4%)	2mo	$60,000	$71	68
826 Walters Dr	0.25mi	2/1.0	925 (+14%)	2mo	$60,000	$65	63
6330 Washington Ave	0.52mi	3/1.0 (+1)	864 (+7%)	1mo	$50,000	$58	59
213 Henquin Dr	0.23mi	1/1.0 (-1)	696 (-14%)	4mo	$34,900	$50	58
6640 Torlina Dr	0.48mi	2/1.0	720 (-11%)	2mo	$89,500	$124	58
6300 Evergreen Blvd	0.61mi	3/1.0 (+1)	864 (+7%)	2mo	$99,000	$115	54
6153 Hancock Ave	0.71mi	2/1.0	732 (-10%)	5mo	$59,900	$82	47
619 Carson Rd	0.63mi	1/1.0 (-1)	901 (+11%)	5mo	$75,000	$83	43

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,134
• Equity at exit: $17,147

10-year hold

• IRR: 5.6%
• Equity multiple: 1.39×
• Total profit: $12,525
• Equity at exit: $9,943

Cash invested: $32,200 (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 63134

• Rents YoY: 1.6%
• Active inventory: 71
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$603
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $271

Break-even live

Break-even rent $892

Max offer price $115,000

Occupancy floor 73%

Sensitivity live

Price	-10% $336	-5% $303	+0% $271	+5% $238	+10% $206
Rent	-10% $173	-5% $222	+0% $271	+5% $319	+10% $368
Rate	-1.0pp $329	-0.5pp $300	base $271	+0.5pp $241	+1.0pp $211

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	24d	1	0.14mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	24d	1	0.23mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	18d	1	0.23mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	0.25mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	0.36mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	24d	1	0.40mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	44d	1	0.40mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	0.40mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	44d	1	0.42mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	0.46mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	24d	1	0.48mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	5d	1	0.53mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	44d	1	0.53mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	0.54mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	0.66mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	44d	1	0.67mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	24d	1	0.76mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	8d	1	0.80mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	0.82mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	0.90mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	0.93mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	0.97mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	24d	1	1.01mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	1.03mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	1.04mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	1.06mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	1.07mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	44d	1	1.11mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	1.11mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	21d	1	1.12mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	1.15mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	8d	1	1.15mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	1.15mi
204 Flora Dr Saint Louis, MO	1.0	1.0	760	$850	$1.12	8d	1	1.16mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	1.17mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	1.19mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	1.21mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	24d	1	1.23mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	1.24mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	44d	1	1.24mi

Listing history 9 events

1. 2026-06-21
   days on market $115,000 Active 13 DOM
2. 2026-06-18
   days on market $115,000 Active 10 DOM
3. 2026-06-17
   days on market $115,000 Active 9 DOM
4. 2026-06-16
   days on market $115,000 Active 8 DOM
5. 2026-06-15
   days on market $115,000 Active 7 DOM
6. 2026-06-13
   days on market $115,000 Active 5 DOM
7. 2026-06-13
   days on market $115,000 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $115,000 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: $648 · $54/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$468/yr (+$39/mo · 72.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,820
• − Mortgage interest: −$6,442
• − Property taxes: −$648
• − Insurance: −$575
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,345
• Taxable income: $1,439
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,903/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

+360.0% since first listed

6 events — show timeline

• 2026-06-08 Listed $115,000 MARIS as Distributed by MLS Grid
• 2026-05-25 Rental Removed $1,280 TENANTTURNER2
• 2026-05-21 Listed for Rent $1,280 TENANTTURNER2
• 2026-04-27 Rental Removed $1,280 TENANTTURNER2
• 2026-03-11 Listed for Rent $1,280 TENANTTURNER2
• 1991-12-03 Sold (Public Records) $25,000 Public Records

Property tax history

-3.7%/yr

Latest (2022): $648 · +0.6% YoY. Source: county tax records.