11970 Del Reo Ct · Spanish Lake, MO 63138

$134,900

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 33 Days on market

Built 1971 8,712 sqft lot $130/sqft · 11% below area Est $152k · 11% under

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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 +20.1/30.0
• ARV discount +12.6/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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

FOR COMP PURPOSES ONLY

Key facts

• Updated kitchen
• White cabinetry
• 8,712 sq ft lot

Tags

• LUXURY VINYL PLANK FLOORING
• UPDATED KITCHEN
• WHITE CABINETRY
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• SPACIOUS LEVEL BACKYARD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Has a 1-space carport
• Utilities: Electric service by Ameren
• Home design: Single-family residence; One story
• Construction: Construction materials: Unknown
• Exterior features: Public water; Public sewer; Cable available; Lot described as other

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Unfinished basement; Central air; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

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; 25 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $75k; list at $135k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $152,201
• List price: $134,900
• Delta: -11.37%
• 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
1131 Maple Ave Unit A	0.46mi	3/1.0	1,000 (-4%)	4mo	$109,900	$110	64
1018 Lakeview Ave	0.35mi	3/1.0	1,137 (+9%)	2mo	$95,000	$84	62
11642 Petite Chalet Dr	0.52mi	3/2.0	1,104 (+6%)	7mo	$130,000	$118	60
1072 Prigge Rd	0.57mi	3/1.5	960 (-8%)	0mo	$99,900	$104	58
931 Prigge Rd	0.41mi	3/1.0	1,160 (+12%)	2mo	$175,000	$151	56
1202 Laredo Ave	0.55mi	3/2.0	1,152 (+11%)	2mo	$99,500	$86	55
12020 Lavida Ave	0.51mi	4/2.0 (+1)	1,144 (+10%)	4mo	$179,900	$157	52
1135 Cove Ln	0.51mi	2/1.0 (-1)	936 (-10%)	2mo	$85,000	$91	49
1141 June Ave	0.61mi	4/2.0 (+1)	1,142 (+10%)	4mo	$149,900	$131	47
1219 Walker Ave	0.70mi	3/1.0	936 (-10%)	6mo	$119,900	$128	42
11809 Bridgevale Ave	0.73mi	3/1.0	936 (-10%)	7mo	$90,000	$96	40
1209 Cove Ln	0.59mi	4/1.0 (+1)	1,176 (+13%)	7mo	$99,000	$84	36

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: -11.5%
• Equity multiple: 0.60×
• Total profit: $-15,278
• Equity at exit: $20,114

10-year hold

• IRR: -7.4%
• Equity multiple: 0.60×
• Total profit: $-15,244
• Equity at exit: $11,664

Cash invested: $37,772 (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 63138

• Home prices YoY: -31.0%
• Rents YoY: -1.5%
• Active inventory: 101
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$707
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $167

Break-even live

Break-even rent $1,175

Max offer price $134,900

Occupancy floor 83%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	43d	1	0.30mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	43d	1	0.48mi
1202 Laredo Ave Saint Louis, MO	3.0	2.0	1152	$1,450	$1.26	16d	1	0.54mi
1172 June Ave Saint Louis, MO	4.0	2.0	1142	$1,400	$1.23	43d	1	0.67mi
1141 Scott Ave Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	21d	1	0.68mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	43d	1	0.70mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	23d	1	0.70mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	23d	1	0.70mi
11930 Criterion Ave Saint Louis, MO	3.0	1.0	816	$1,350	$1.65	43d	1	0.74mi
11726 Criterion Ave Saint Louis, MO	3.0	2.0	1205	$1,420	$1.18	23d	1	0.80mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	1d	1	0.81mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	23d	1	0.85mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	43d	1	0.98mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	12d	1	1.01mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	43d	1	1.05mi
1310 Petite Dr Saint Louis, MO	3.0	1.5	1407	$1,495	$1.06	23d	1	1.06mi
1459 Redman Blvd Saint Louis, MO	4.0	1.5	1150	$1,550	$1.35	20d	1	1.07mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	4d	1	1.10mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	43d	1	1.13mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	23d	1	1.16mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	23d	1	1.19mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	3d	1	1.19mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	1d	9	1.42mi
12401 Horizon Village Dr Unit 12415 A St. Louis, MO	2.0	1.0	836	$995	$1.19	43d	1	1.46mi
12367 Horizon Village Dr Unit 12367 I St. Louis, MO	2.0	1.0	836	$995	$1.19	23d	1	1.46mi

Listing history 9 events

1. 2026-05-16
   price $134,900 1560-char remark
2. 2026-04-25
   listed $139,900 Active 1560-char remark
3. 2023-11-13
   listed $143,000 Active 22-char remark

   Show marketing remark (22 chars)

   FOR COMP PURPOSES ONLY

4. 2023-10-30
   soldstatus Closed 22-char remark

   Show marketing remark (22 chars)

   FOR COMP PURPOSES ONLY

5. 2023-07-18
   soldstatus Closed

   Show marketing remark (385 chars)

   Tucked back in this subdivision almost to the end of the cul de sac is this ranch home waiting for you to bring it back to it's glory days. There is a carport for covered parking, hardwood floors, a spacious eat in kitchen, 3 bedrooms, and 1.5 baths. Plenty of room and plenty to put your own touch on but what a charming home it will be with mature trees all up and down the street.

6. 2023-06-22
   status Pending

   Show marketing remark (385 chars)

   Tucked back in this subdivision almost to the end of the cul de sac is this ranch home waiting for you to bring it back to it's glory days. There is a carport for covered parking, hardwood floors, a spacious eat in kitchen, 3 bedrooms, and 1.5 baths. Plenty of room and plenty to put your own touch on but what a charming home it will be with mature trees all up and down the street.

7. 2023-06-13
   listed $49,900 Active

   Show marketing remark (385 chars)

   Tucked back in this subdivision almost to the end of the cul de sac is this ranch home waiting for you to bring it back to it's glory days. There is a carport for covered parking, hardwood floors, a spacious eat in kitchen, 3 bedrooms, and 1.5 baths. Plenty of room and plenty to put your own touch on but what a charming home it will be with mature trees all up and down the street.

8. 2021-11-12
   soldstatus $75,000
9. 1998-08-03
   soldstatus $62,000

ⓘ 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: $1,972 · $164/mo
• Projected year-2 tax: $1,972 · $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 1/10 Low
• 🌡 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: $16,630
• − Mortgage interest: −$7,556
• − Property taxes: −$1,972
• − Insurance: −$674
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,924
• Taxable loss: −$158
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,040/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

+117.6% since first listed

10 events — show timeline

• 2026-05-28 Pending — MARIS as Distributed by MLS Grid
• 2026-05-16 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2026-04-25 Listed $139,900 MARIS as Distributed by MLS Grid
• 2023-11-13 Listed $143,000 MARIS as Distributed by MLS Grid
• 2023-10-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-07-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-06-22 Pending — MARIS as Distributed by MLS Grid
• 2023-06-13 Listed $49,900 MARIS as Distributed by MLS Grid
• 2021-11-12 Sold (Public Records) $75,000 Public Records
• 1998-08-03 Sold (Public Records) $62,000 Public Records

Property tax history

+3.2%/yr

Latest (2022): $1,972 · +1.5% YoY. Source: county tax records.