11108 Bernice Ave · St. Ann, MO 63074

$110,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 4 Days on market

Built 1943 6,098 sqft lot $140/sqft · 22% below area Est $141k · 22% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.2/10.0
• Rent growth +3.5/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**PRICE REDUCED*** MOVE IN READY!! Cheaper than rent in award winning Pattonville School District. This home is the perfect size for a starter home with limited maintenance. From the maintenance free vinyl siding, vinyl windows, new doors throughout and slab foundation to the completely renovated interior featuring new drywall, trim, paint and flooring, there is nothing for you to do except move in. The kitchen is all new as well with white shaker style cabinets, new stainless steel appliances and easy to care for laminate flooring. All new bathroom. Newer roof, carpet and six panel doors. Extra long double wide driveway provides plenty of off street parking. Situated close to highways, shopping including the newly redesigned Crossings at Northwest, good schools and the airport.

Key facts

• 6,098 sq ft lot
• Built 1943
• Listed 4 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected (single phase)
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Back yard; Rectangular lot

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.0% vs local median 6.4% in St. Ann — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pattonville R-III (suburban): math 32% / reading 46% proficiency, ranked #147 of 324 in MO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robert Drummond Elem. (math 19% / reading 28%, grade F, #908 of 1,115 statewide, top 82%, 662 students, 62% FRL); Pattonville Sr. High (math 33% / reading 64%, grade D, #147 of 521 statewide, top 29%, 1,893 students, 39% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 62 active listings in the ZIP; 14 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).
• This rent runs 31% of the median local income ($52k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $58k; list at $110k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1943 — 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. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (median comp): $141,269
• List price: $110,000
• Delta: -22.13%
• 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
11108 Bernice Ave	0.00mi	2/1.0	784 (0%)	0mo	$110,000	$140	100
11041 Bernice Ave	0.11mi	2/1.0	768 (-2%)	2mo	$80,000	$104	90
11040 Florence Ave	0.09mi	2/1.0	816 (+4%)	7mo	$139,900	$171	83
3519 High Dr	0.34mi	2/1.0	816 (+4%)	7mo	$150,000	$184	71
3751 Raymond Ave	0.59mi	2/1.0	792 (+1%)	2mo	$150,000	$189	69
11042 Gertrude Ave	0.15mi	2/1.0	864 (+10%)	13mo	$125,000	$145	65
10764 Saint Dismas Ct	0.60mi	2/1.5	792 (+1%)	6mo	$115,000	$145	63
3535 Welland Ave	0.69mi	2/1.0	768 (-2%)	3mo	$60,000	$78	61
10738 Saint Cosmas Ln	0.53mi	3/2.0 (+1)	864 (+10%)	5mo	$214,900	$249	46
3715 Saint Kevin Park Dr	0.49mi	3/2.0 (+1)	864 (+10%)	7mo	$199,900	$231	45
3528 Welland Ave	0.68mi	2/1.0	900 (+15%)	12mo	$145,000	$161	33
3305 Fee Fee Rd	0.67mi	1/1.0 (-1)	892 (+14%)	12mo	$159,000	$178	31

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 · 4.14% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $5,548
• Equity at exit: $16,401

10-year hold

• IRR: 15.1%
• Equity multiple: 2.28×
• Total profit: $39,447
• 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 63074

• Rents YoY: 4.1%
• Active inventory: 62
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$577
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $343

Break-even live

Break-even rent $909

Max offer price $110,000

Occupancy floor 69%

Sensitivity live

Price	-10% $405	-5% $374	+0% $343	+5% $311	+10% $280
Rent	-10% $237	-5% $290	+0% $343	+5% $396	+10% $449
Rate	-1.0pp $398	-0.5pp $371	base $343	+0.5pp $314	+1.0pp $285

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11042 Florence Ave Saint Ann, MO	3.0	1.0	864	$1,300	$1.50	14d	1	0.11mi
11120 Graben Dr St Ann, MO	1.0–2.0	1.0–1.5	850	$1,250	$1.47	3d	14	0.36mi
11091 Saxonhall Dr Bridgeton, MO	3.0	1.0	1034	$1,706	$1.65	19d	1	0.58mi
10788 Tropic Dr Saint Ann, MO	2.0	1.0	828	$1,260	$1.52	45d	1	0.91mi
10742 Tropic Dr Unit VACANT St Ann, MO	2.0	1.0	800	$1,200	$1.50	45d	1	1.00mi
3253 Greenbridge Dr Bridgeton, MO	3.0	1.5	1066	$2,561	$2.40	12d	1	1.07mi
11276 Liana Ln Saint Ann, MO	2.0	1.0	780	$1,189	$1.52	6d	1	1.08mi
3529 Saint Joachim Ln Unit NA St Ann, MO	2.0	1.0	900	$1,450	$1.61	22d	1	1.18mi
3529 Saint Joachim Ln Saint Ann, MO	2.0	1.0	900	$1,450	$1.61	25d	1	1.18mi
10214 Saint Anthony Ln Saint Ann, MO	2.0	1.0	734	$1,200	$1.63	45d	1	1.27mi
10116 Saint Katherine Ln Saint Ann, MO	3.0	1.0	984	$1,865	$1.90	19d	1	1.38mi
10069 Livingston Ave St Ann, MO	2.0	1.0	875	$1,100	$1.26	25d	1	1.40mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	45d	1	1.45mi
10145 Cabana Club Dr St Ann, MO	1.0–2.0	1.0–2.0	776	$1,060	$1.37	45d	8	1.47mi

Listing history 14 events

1. 2026-05-11
   status Pending 1828-char remark
2. 2026-05-08
   listed $110,000 Active 1828-char remark
3. 2026-04-28
   historical $110,000 1828-char remark
4. 2018-05-03
   soldstatus $57,900
5. 2018-04-30
   soldstatus Closed 791-char remark

   Show marketing remark (791 chars)

   **PRICE REDUCED*** MOVE IN READY!! Cheaper than rent in award winning Pattonville School District. This home is the perfect size for a starter home with limited maintenance. From the maintenance free vinyl siding, vinyl windows, new doors throughout and slab foundation to the completely renovated interior featuring new drywall, trim, paint and flooring, there is nothing for you to do except move in. The kitchen is all new as well with white shaker style cabinets, new stainless steel appliances and easy to care for laminate flooring. All new bathroom. Newer roof, carpet and six panel doors. Extra long double wide driveway provides plenty of off street parking. Situated close to highways, shopping including the newly redesigned Crossings at Northwest, good schools and the airport.

6. 2018-04-23
   status Pending 791-char remark

   Show marketing remark (791 chars)

   **PRICE REDUCED*** MOVE IN READY!! Cheaper than rent in award winning Pattonville School District. This home is the perfect size for a starter home with limited maintenance. From the maintenance free vinyl siding, vinyl windows, new doors throughout and slab foundation to the completely renovated interior featuring new drywall, trim, paint and flooring, there is nothing for you to do except move in. The kitchen is all new as well with white shaker style cabinets, new stainless steel appliances and easy to care for laminate flooring. All new bathroom. Newer roof, carpet and six panel doors. Extra long double wide driveway provides plenty of off street parking. Situated close to highways, shopping including the newly redesigned Crossings at Northwest, good schools and the airport.

7. 2018-03-22
   historical Contingent (No Kickout) 791-char remark

   Show marketing remark (791 chars)

   **PRICE REDUCED*** MOVE IN READY!! Cheaper than rent in award winning Pattonville School District. This home is the perfect size for a starter home with limited maintenance. From the maintenance free vinyl siding, vinyl windows, new doors throughout and slab foundation to the completely renovated interior featuring new drywall, trim, paint and flooring, there is nothing for you to do except move in. The kitchen is all new as well with white shaker style cabinets, new stainless steel appliances and easy to care for laminate flooring. All new bathroom. Newer roof, carpet and six panel doors. Extra long double wide driveway provides plenty of off street parking. Situated close to highways, shopping including the newly redesigned Crossings at Northwest, good schools and the airport.

8. 2018-03-14
   price $59,900 791-char remark

   Show marketing remark (791 chars)

   **PRICE REDUCED*** MOVE IN READY!! Cheaper than rent in award winning Pattonville School District. This home is the perfect size for a starter home with limited maintenance. From the maintenance free vinyl siding, vinyl windows, new doors throughout and slab foundation to the completely renovated interior featuring new drywall, trim, paint and flooring, there is nothing for you to do except move in. The kitchen is all new as well with white shaker style cabinets, new stainless steel appliances and easy to care for laminate flooring. All new bathroom. Newer roof, carpet and six panel doors. Extra long double wide driveway provides plenty of off street parking. Situated close to highways, shopping including the newly redesigned Crossings at Northwest, good schools and the airport.

9. 2018-03-02
   price $67,900 791-char remark

   Show marketing remark (791 chars)

   **PRICE REDUCED*** MOVE IN READY!! Cheaper than rent in award winning Pattonville School District. This home is the perfect size for a starter home with limited maintenance. From the maintenance free vinyl siding, vinyl windows, new doors throughout and slab foundation to the completely renovated interior featuring new drywall, trim, paint and flooring, there is nothing for you to do except move in. The kitchen is all new as well with white shaker style cabinets, new stainless steel appliances and easy to care for laminate flooring. All new bathroom. Newer roof, carpet and six panel doors. Extra long double wide driveway provides plenty of off street parking. Situated close to highways, shopping including the newly redesigned Crossings at Northwest, good schools and the airport.

10. 2018-01-06
    listed $69,900 Active 791-char remark

    Show marketing remark (791 chars)

    **PRICE REDUCED*** MOVE IN READY!! Cheaper than rent in award winning Pattonville School District. This home is the perfect size for a starter home with limited maintenance. From the maintenance free vinyl siding, vinyl windows, new doors throughout and slab foundation to the completely renovated interior featuring new drywall, trim, paint and flooring, there is nothing for you to do except move in. The kitchen is all new as well with white shaker style cabinets, new stainless steel appliances and easy to care for laminate flooring. All new bathroom. Newer roof, carpet and six panel doors. Extra long double wide driveway provides plenty of off street parking. Situated close to highways, shopping including the newly redesigned Crossings at Northwest, good schools and the airport.

11. 2017-09-07
    price $69,000
12. 2017-07-28
    price $69,900
13. 2003-06-09
    soldstatus $41,500
14. 1992-10-29
    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: $1,144 · $95/mo
• Projected year-2 tax: $1,144 · $95/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 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,111
• − Mortgage interest: −$6,162
• − Property taxes: −$1,144
• − Insurance: −$550
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$3,200
• Taxable income: $2,477
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $3,517/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: Pattonville R-III
• NCES district ID: 2923700
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $50,786
• Composite: 33.69/100
• National rank: #5383
• State rank: #147 of 324 in MO

Livability — St. Ann

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Ann, MO
• County: Saint Louis County · 888,823 people
• City population: 16,237
• Metro: St. Louis, MO-IL
• Population (ZIP): 15,793
• Household income: $51,610
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 782.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Black 27% Hispanic / Latino 19% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 80% English-only · Spanish 17% Chinese 1% German/W. Germanic 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: ▼ -242.89%
• Current HPI: 210.6588
• Rent YoY: ▲ 4.14%
• 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

+165.1% since first listed

15 events — show timeline

• 2026-06-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-11 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $110,000 MARIS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $110,000 MARIS as Distributed by MLS Grid
• 2018-05-03 Sold (Public Records) $57,900 Public Records
• 2018-04-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-04-23 Pending — MARIS as Distributed by MLS Grid
• 2018-03-22 Contingent — MARIS as Distributed by MLS Grid
• 2018-03-14 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2018-03-02 Price Changed $67,900 MARIS as Distributed by MLS Grid
• 2018-01-06 Listed $69,900 MARIS as Distributed by MLS Grid
• 2017-09-07 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2017-07-28 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2003-06-09 Sold (Public Records) $41,500 Public Records
• 1992-10-29 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2022): $1,144 · +0.3% YoY. Source: county tax records.