13 Barto Dr · Calverton Park, MO 63135

$109,900

3 bd · 1.5 ba · 936 sqft · SingleFamily public records · 174 Days on market

Built 1966 6,250 sqft lot $117/sqft · at area comps Est $105k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +5.4/15.0
• Rent growth +4.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch style home with a full basement and off street parking. Interior features, three bedrooms, 1.5 baths, living room and eat in kitchen. Some updates to the kitchen, systems and plumbing stack. Full basement with an egress window and lots of room for finishing. No interior access to show. Occupant is a tenant. ALL OFFERS FOR THIS PROPERTY MUST BE SUBMITTED VIA THE RES.NET AGENT PORTAL. OFFERS WILL NOT BE CONSIDERED IF SUBMITTED BY ANY OTHER METHOD.

Key facts

• Off street parking
• Full basement
• Egress window

Tags

• FULL BASEMENT
• OFF STREET PARKING
• UPDATES TO THE KITCHEN
• EGRESS WINDOW
• LOTS OF ROOM FOR FINISHING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#73 in MO, #4,882 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute 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.
• Market conditions: Rents rising fast (+9.0%/yr); 162 active listings in the ZIP; 39 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 32% 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.27% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (median comp): $105,010
• List price: $109,900
• Delta: 4.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Becker Dr	0.27mi	3/1.0	962 (+3%)	2mo	$130,000	$135	79
116 Grether Ave	0.52mi	3/1.0	936 (0%)	1mo	$109,900	$117	73
1825 S New Florissant Rd	0.05mi	2/1.0 (-1)	1,029 (+10%)	2mo	$125,000	$121	72
116 Barto Dr	0.15mi	3/1.0	836 (-11%)	3mo	$115,000	$138	71
233 Buddie Ave	0.35mi	2/1.0 (-1)	862 (-8%)	0mo	$74,900	$87	64
194 Elbring Dr	0.47mi	3/1.5	864 (-8%)	3mo	$109,600	$127	63
217 Anistasia Dr	0.49mi	3/1.5	864 (-8%)	4mo	$64,900	$75	61
16 Montclair Ct	0.61mi	3/2.0	864 (-8%)	4mo	$100,000	$116	54
190 Lynn Meadows Ln	0.68mi	3/1.0	864 (-8%)	0mo	$119,900	$139	53
1865 Clover Ln	0.61mi	2/2.0 (-1)	988 (+6%)	4mo	$139,900	$142	51
30 Grether Ave	0.46mi	2/2.0 (-1)	1,058 (+13%)	4mo	$149,900	$142	46
258 Williams Blvd	0.57mi	3/1.0	1,075 (+15%)	0mo	$129,900	$121	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.53×
• Total profit: $16,256
• Equity at exit: $16,386

10-year hold

• IRR: 24.9%
• Equity multiple: 3.66×
• Total profit: $81,941
• Equity at exit: $9,502

Cash invested: $30,772 (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 63135

• Rents YoY: 9.0%
• Active inventory: 162
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$576
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $420

Break-even live

Break-even rent $860

Max offer price $109,900

Occupancy floor 65%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	43d	1	0.05mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	23d	1	0.10mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	0.18mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	0.26mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	0.32mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	0.32mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	43d	1	0.33mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	43d	1	0.36mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	23d	1	0.41mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	0.42mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	19d	1	0.44mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	43d	1	0.44mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	23d	1	0.53mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	43d	1	0.53mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	23d	1	0.54mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	0.54mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	0.57mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	17d	1	0.62mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.84mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	7d	1	0.86mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	43d	1	0.88mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	43d	5	0.89mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	0.90mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	43d	1	0.91mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	43d	1	0.92mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	0.94mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	43d	1	0.94mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	23d	1	0.97mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	1.14mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	23d	1	1.16mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	14d	1	1.20mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	23d	1	1.34mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	16d	1	1.37mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	23d	1	1.37mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	43d	1	1.40mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	4d	1	1.41mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	16d	1	1.46mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	7d	1	1.49mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	17d	1	1.50mi

Listing history 20 events

1. 2026-06-09
   days on market $109,900 Active 174 DOM
2. 2026-06-08
   days on market $109,900 Active 173 DOM
3. 2026-06-07
   days on market $109,900 Active 172 DOM
4. 2026-06-05
   days on market $109,900 Active 169 DOM
5. 2026-06-03
   days on market $109,900 Active 168 DOM
6. 2026-06-02
   days on market $109,900 Active 167 DOM
7. 2026-06-01
   days on market $109,900 Active 166 DOM
8. 2026-05-31
   days on market $109,900 Active 165 DOM
9. 2026-05-10
   historical Active Under Contract 455-char remark

   Show marketing remark (455 chars)

   Ranch style home with a full basement and off street parking. Interior features, three bedrooms, 1.5 baths, living room and eat in kitchen. Some updates to the kitchen, systems and plumbing stack. Full basement with an egress window and lots of room for finishing. No interior access to show. Occupant is a tenant. ALL OFFERS FOR THIS PROPERTY MUST BE SUBMITTED VIA THE RES.NET AGENT PORTAL. OFFERS WILL NOT BE CONSIDERED IF SUBMITTED BY ANY OTHER METHOD.

10. 2026-02-13
    price $109,900 455-char remark

    Show marketing remark (455 chars)

    Ranch style home with a full basement and off street parking. Interior features, three bedrooms, 1.5 baths, living room and eat in kitchen. Some updates to the kitchen, systems and plumbing stack. Full basement with an egress window and lots of room for finishing. No interior access to show. Occupant is a tenant. ALL OFFERS FOR THIS PROPERTY MUST BE SUBMITTED VIA THE RES.NET AGENT PORTAL. OFFERS WILL NOT BE CONSIDERED IF SUBMITTED BY ANY OTHER METHOD.

11. 2025-12-17
    listed $119,900 Active 455-char remark

    Show marketing remark (455 chars)

    Ranch style home with a full basement and off street parking. Interior features, three bedrooms, 1.5 baths, living room and eat in kitchen. Some updates to the kitchen, systems and plumbing stack. Full basement with an egress window and lots of room for finishing. No interior access to show. Occupant is a tenant. ALL OFFERS FOR THIS PROPERTY MUST BE SUBMITTED VIA THE RES.NET AGENT PORTAL. OFFERS WILL NOT BE CONSIDERED IF SUBMITTED BY ANY OTHER METHOD.

12. 2025-03-31
    status Active
13. 2025-02-21
    status Pending
14. 2024-12-14
    listed $115,000 Active
15. 2023-02-09
    soldstatus $140,000
16. 2021-09-22
    soldstatus $109,900
17. 2009-03-10
    soldstatus $86,000
18. 1999-11-12
    soldstatus $54,900
19. 1988-07-01
    soldstatus
20. 1980-01-01
    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: $687 · $57/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$379/yr (+$32/mo · 55.1%)

ⓘ 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: $16,697
• − Mortgage interest: −$6,156
• − Property taxes: −$687
• − Insurance: −$550
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$3,197
• Taxable income: $3,436
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $4,214/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 — Calverton Park

• Score: 74/100
• State rank: #73
• US rank: #4882

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calverton Park, MO
• County: Saint Louis County · 888,823 people
• City population: 18,381
• Metro: St. Louis, MO-IL
• Population (ZIP): 18,381
• Household income: $52,328
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 957.0

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 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -152.56%
• Current HPI: 138.6781
• Rent YoY: ▲ 9.03%
• 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

+100.2% since first listed

12 events — show timeline

• 2026-05-10 Contingent — MARIS as Distributed by MLS Grid
• 2026-02-13 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2025-12-17 Listed $119,900 MARIS as Distributed by MLS Grid
• 2025-03-31 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-21 Pending — MARIS as Distributed by MLS Grid
• 2024-12-14 Listed $115,000 MARIS as Distributed by MLS Grid
• 2023-02-09 Sold (Public Records) $140,000 Public Records
• 2021-09-22 Sold (Public Records) $109,900 Public Records
• 2009-03-10 Sold (Public Records) $86,000 Public Records
• 1999-11-12 Sold (Public Records) $54,900 Public Records
• 1988-07-01 Sold (Public Records) — Public Records
• 1980-01-01 Sold (Public Records) — Public Records

Property tax history

-9.0%/yr

Latest (2022): $687 · +0.3% YoY. Source: county tax records.