8146 Rector Dr · Berkeley, MO 63134

$104,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 25 Days on market

Built 1950 6,551 sqft lot Est $74k · 42% over

---

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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.5/10.0
• 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

Investment Opportunity: Turnkey 2-Bedroom, 2-Bath Section 8 Rental This well-maintained, income-producing property is an ideal investment opportunity, offering steady cash flow with a reliable Section 8 tenant currently paying $1,300 per month. Property Details: 2 Bedrooms, 2 Bathrooms Separate Living and Dining Rooms Covered Deck Overlooking a Partially Fenced Yard Detached Garage Recently Passed Occupancy in 2023 Located in a desirable area, this property is ready to go with a stable rental income. Don’t miss out on this turnkey rental that offers convenience, comfort, and consistent returns.

Key facts

• 6,551 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Single-family residence; One-level home
• Construction: Frame construction
• Exterior features: Level lot

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (one main level, one lower level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning with ceiling fan(s) and electric components
• Interior features: Partially finished full basement; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% 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 $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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

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

Recommended offer $103,326 (1.5% below list)

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: 1.15% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $73,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8234 Airport Rd	0.13mi	2/1.0	792 (0%)	4mo	$75,000	$95	91
6317 Abbott Dr	0.20mi	2/1.0	792 (0%)	5mo	$79,900	$101	86
222 Henquin Dr	0.37mi	2/1.0	816 (+3%)	1mo	$115,000	$141	77
8235 Davenport Dr	0.30mi	1/1.0 (-1)	792 (0%)	5mo	$63,000	$80	77
6301 Jefferson Ave	0.38mi	3/1.0 (+1)	816 (+3%)	6mo	$62,500	$77	67
308 Henquin Dr	0.39mi	2/1.0	861 (+9%)	1mo	$80,000	$93	67
6153 Hancock Ave	0.48mi	2/1.0	732 (-8%)	5mo	$59,900	$82	61
6330 Washington Ave	0.45mi	3/1.0 (+1)	864 (+9%)	1mo	$50,000	$58	58
213 Henquin Dr	0.34mi	1/1.0 (-1)	696 (-12%)	4mo	$34,900	$50	56
6300 Evergreen Blvd	0.48mi	3/1.0 (+1)	864 (+9%)	2mo	$99,000	$115	56
6640 Torlina Dr	0.74mi	2/1.0	720 (-9%)	2mo	$89,500	$124	49
619 Carson Rd	0.64mi	1/1.0 (-1)	901 (+14%)	5mo	$75,000	$83	38

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $239
• Equity at exit: $15,641

10-year hold

• IRR: 8.5%
• Equity multiple: 1.61×
• Total profit: $17,843
• Equity at exit: $9,070

Cash invested: $29,372 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$550
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $297

Break-even live

Break-even rent $828

Max offer price $104,900

Occupancy floor 70%

Sensitivity live

Price	-10% $357	-5% $327	+0% $297	+5% $267	+10% $238
Rent	-10% $202	-5% $250	+0% $297	+5% $345	+10% $392
Rate	-1.0pp $350	-0.5pp $324	base $297	+0.5pp $270	+1.0pp $242

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	9d	1	0.04mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	25d	1	0.15mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	0d	1	0.15mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	9d	1	0.15mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,395	$1.45	0d	1	0.26mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	25d	1	0.30mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	25d	1	0.31mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	19d	1	0.37mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	0d	1	0.37mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,235	$1.34	0d	1	0.37mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,225	$1.28	0d	1	0.37mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	0d	1	0.47mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	25d	1	0.47mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	18d	1	0.47mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	6d	1	0.48mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	45d	1	0.49mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	45d	1	0.51mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	25d	1	0.65mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	25d	1	0.71mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	45d	1	0.71mi
224 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$995	$1.06	0d	1	0.79mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	25d	1	0.81mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$975	$1.23	0d	1	0.95mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	22d	1	0.97mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	45d	1	0.98mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	0d	1	1.01mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	9d	1	1.01mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	25d	1	1.04mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	45d	1	1.04mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	45d	1	1.04mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	45d	1	1.07mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	45d	1	1.07mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	9d	1	1.14mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	9d	1	1.16mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	1.21mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	14d	1	1.23mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	45d	1	1.27mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	22d	1	1.28mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	25d	1	1.29mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	45d	1	1.29mi

Listing history 32 events

1. 2026-06-21
   days on market $104,900 Active 25 DOM
2. 2026-06-18
   days on market $104,900 Active 22 DOM
3. 2026-06-17
   days on market $104,900 Active 21 DOM
4. 2026-06-16
   days on market $104,900 Active 20 DOM
5. 2026-06-15
   days on market $104,900 Active 19 DOM
6. 2026-06-13
   days on market $104,900 Active 17 DOM
7. 2026-06-13
   days on market $104,900 Active 16 DOM
8. 2026-06-09
   days on market $104,900 Active 13 DOM
9. 2026-06-08
   days on market $104,900 Active 12 DOM
10. 2026-06-07
    days on market $104,900 Active 11 DOM
11. 2026-06-05
    days on market $104,900 Active 8 DOM
12. 2026-06-03
    days on market $104,900 Active 7 DOM
13. 2026-06-02
    days on market $104,900 Active 6 DOM
14. 2026-06-01
    days on market $104,900 Active 5 DOM
15. 2026-05-31
    days on market $104,900 Active 4 DOM
16. 2026-05-27
    listed $104,900 Active
17. 2025-10-10
    historical $1,350
18. 2025-09-16
    price $1,350
19. 2025-06-27
    listed $1,450
20. 2025-01-09
    soldstatus Closed 619-char remark

    Show marketing remark (619 chars)

    Investment Opportunity: Turnkey 2-Bedroom, 2-Bath Section 8 Rental This well-maintained, income-producing property is an ideal investment opportunity, offering steady cash flow with a reliable Section 8 tenant currently paying $1,300 per month. Property Details: 2 Bedrooms, 2 Bathrooms Separate Living and Dining Rooms Covered Deck Overlooking a Partially Fenced Yard Detached Garage Recently Passed Occupancy in 2023 Located in a desirable area, this property is ready to go with a stable rental income. Don’t miss out on this turnkey rental that offers convenience, comfort, and consistent returns.

21. 2024-10-21
    status Pending 619-char remark

    Show marketing remark (619 chars)

    Investment Opportunity: Turnkey 2-Bedroom, 2-Bath Section 8 Rental This well-maintained, income-producing property is an ideal investment opportunity, offering steady cash flow with a reliable Section 8 tenant currently paying $1,300 per month. Property Details: 2 Bedrooms, 2 Bathrooms Separate Living and Dining Rooms Covered Deck Overlooking a Partially Fenced Yard Detached Garage Recently Passed Occupancy in 2023 Located in a desirable area, this property is ready to go with a stable rental income. Don’t miss out on this turnkey rental that offers convenience, comfort, and consistent returns.

22. 2024-10-15
    listed $105,000 Active 619-char remark

    Show marketing remark (619 chars)

    Investment Opportunity: Turnkey 2-Bedroom, 2-Bath Section 8 Rental This well-maintained, income-producing property is an ideal investment opportunity, offering steady cash flow with a reliable Section 8 tenant currently paying $1,300 per month. Property Details: 2 Bedrooms, 2 Bathrooms Separate Living and Dining Rooms Covered Deck Overlooking a Partially Fenced Yard Detached Garage Recently Passed Occupancy in 2023 Located in a desirable area, this property is ready to go with a stable rental income. Don’t miss out on this turnkey rental that offers convenience, comfort, and consistent returns.

23. 2023-12-22
    soldstatus Closed 298-char remark

    Show marketing remark (298 chars)

    ADD THIS TO YOUR RENTAL PORTFOLIO!!! Ranch style property featuring separate living/dining rooms, kitchen, 2 bedrooms and full bath on main level. Basement is part finished with additional bath. Property has covered deck overlooking partially fenced yard and detached garage. TAKE A LOOK TODAY!!!

24. 2023-11-14
    status Pending 298-char remark

    Show marketing remark (298 chars)

    ADD THIS TO YOUR RENTAL PORTFOLIO!!! Ranch style property featuring separate living/dining rooms, kitchen, 2 bedrooms and full bath on main level. Basement is part finished with additional bath. Property has covered deck overlooking partially fenced yard and detached garage. TAKE A LOOK TODAY!!!

25. 2023-11-09
    listed $69,900 Active 298-char remark

    Show marketing remark (298 chars)

    ADD THIS TO YOUR RENTAL PORTFOLIO!!! Ranch style property featuring separate living/dining rooms, kitchen, 2 bedrooms and full bath on main level. Basement is part finished with additional bath. Property has covered deck overlooking partially fenced yard and detached garage. TAKE A LOOK TODAY!!!

26. 2019-08-08
    soldstatus $239,796
27. 2019-04-25
    soldstatus $29,000
28. 2019-04-23
    status Pending
29. 2019-04-23
    soldstatus Closed
30. 2019-03-30
    historical Active Under Contract
31. 2019-03-15
    listed $30,000 Active
32. 2004-02-24
    soldstatus $53,900

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$289/yr (+$24/mo · 39.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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: $14,455
• − Mortgage interest: −$5,876
• − Property taxes: −$728
• − Insurance: −$524
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,052
• Taxable income: $1,962
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $3,095/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

+94.6% since first listed

17 events — show timeline

• 2026-05-27 Listed $104,900 MARIS as Distributed by MLS Grid
• 2025-10-10 Rental Removed $1,350 TENANTTURNER2
• 2025-09-16 Price Changed $1,350 TENANTTURNER2
• 2025-06-27 Listed for Rent $1,450 TENANTTURNER2
• 2025-01-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-10-21 Pending — MARIS as Distributed by MLS Grid
• 2024-10-15 Listed $105,000 MARIS as Distributed by MLS Grid
• 2023-12-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-11-14 Pending — MARIS as Distributed by MLS Grid
• 2023-11-09 Listed $69,900 MARIS as Distributed by MLS Grid
• 2019-08-08 Sold (Public Records) $239,796 Public Records
• 2019-04-25 Sold (Public Records) $29,000 Public Records
• 2019-04-23 Pending — MARIS as Distributed by MLS Grid
• 2019-04-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-03-30 Contingent — MARIS as Distributed by MLS Grid
• 2019-03-15 Listed $30,000 MARIS as Distributed by MLS Grid
• 2004-02-24 Sold (Public Records) $53,900 Public Records

Property tax history

+8.7%/yr

Latest (2022): $728 · +0.6% YoY. Source: county tax records.