1205 Laredo Ave · Spanish Lake, MO 63138

$88,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 55 Days on market

Built 1951 9,347 sqft lot $122/sqft · at area comps Est $88k · at est.

---

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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.7/15.0
• 1% rule +6.6/10.0
• 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

This 2bd 1bth bungalow is an investment opportunity in unincorporated St. Louis County. Currently the tenant is occupied at $950/month.

Key facts

• 9,347 sq ft lot
• Built 1951
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (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: schools F, crime F, amenities 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.
• Market conditions: Rents soft (-1.5%/yr); 101 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $85,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1951 — 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: 1.16% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (median comp): $88,392
• List price: $88,000
• Delta: -0.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 Redman Blvd	0.15mi	2/1.0	792 (+10%)	6mo	$110,000	$139	71
11918 Criterion Ave	0.21mi	3/1.0 (+1)	816 (+13%)	12mo	$73,400	$90	53
11942 Criterion Ave	0.23mi	3/1.0 (+1)	816 (+13%)	13mo	$65,000	$80	51
1023 Northdale Ave	0.19mi	2/1.0	812 (+13%)	22mo	$64,900	$80	51
11922 Criterion Ave	0.21mi	3/1.0 (+1)	816 (+13%)	18mo	$90,000	$110	48
11933 Homestead Ave	0.55mi	3/1.0 (+1)	792 (+10%)	15mo	$80,000	$101	40

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-1,850
• Equity at exit: $13,121

10-year hold

• IRR: 4.2%
• Equity multiple: 1.27×
• Total profit: $6,618
• Equity at exit: $7,609

Cash invested: $24,640 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $242

Break-even live

Break-even rent $716

Max offer price $88,000

Occupancy floor 71%

Sensitivity live

Price	-10% $292	-5% $267	+0% $242	+5% $217	+10% $192
Rent	-10% $161	-5% $202	+0% $242	+5% $282	+10% $323
Rate	-1.0pp $286	-0.5pp $264	base $242	+0.5pp $219	+1.0pp $196

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1585 Leonaire Ct Unit 1585-87 Leonaire St. Louis, MO	1.0	1.0	550	$750	$1.36	45d	1	1.05mi
1574 Leonaire Ct Unit 1510 St. Louis, MO	1.0	1.0	550	$750	$1.36	45d	1	1.06mi
1333 N Garden Dr St. Louis, MO	2.0	1.0	626	$1,100	$1.76	45d	1	1.23mi
1342 N Garden Dr Saint Louis, MO	2.0	1.0	626	$1,100	$1.76	3d	3	1.27mi

Listing history 16 events

1. 2026-05-31
   days on market $88,000 Active 55 DOM
2. 2026-04-25
   price $88,000 135-char remark

   Show marketing remark (135 chars)

   This 2bd 1bth bungalow is an investment opportunity in unincorporated St. Louis County. Currently the tenant is occupied at $950/month.

3. 2026-04-25
   price $89,500 135-char remark

   Show marketing remark (135 chars)

   This 2bd 1bth bungalow is an investment opportunity in unincorporated St. Louis County. Currently the tenant is occupied at $950/month.

4. 2026-04-07
   listed $90,000 Active 135-char remark

   Show marketing remark (135 chars)

   This 2bd 1bth bungalow is an investment opportunity in unincorporated St. Louis County. Currently the tenant is occupied at $950/month.

5. 2026-04-06
   historical $90,000 135-char remark

   Show marketing remark (135 chars)

   This 2bd 1bth bungalow is an investment opportunity in unincorporated St. Louis County. Currently the tenant is occupied at $950/month.

6. 2025-07-20
   historical $950
7. 2025-06-27
   price $950
8. 2025-06-12
   price $1,000
9. 2025-06-07
   price $1,050
10. 2025-05-04
    listed $1,150
11. 2021-04-12
    soldstatus $107,000
12. 2008-02-26
    soldstatus $28,250
13. 2006-12-06
    soldstatus $59,900
14. 2000-02-03
    soldstatus $43,500
15. 1990-05-01
    soldstatus
16. 1988-01-01
    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: $810 · $67/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$44/yr (+$4/mo · 5.4%)

ⓘ 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: $12,269
• − Mortgage interest: −$4,929
• − Property taxes: −$810
• − Insurance: −$440
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$2,560
• Taxable income: $1,567
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $2,529/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

+102.3% since first listed

15 events — show timeline

• 2026-04-25 Price Changed $88,000 MARIS as Distributed by MLS Grid
• 2026-04-25 Price Changed $89,500 MARIS as Distributed by MLS Grid
• 2026-04-07 Listed $90,000 MARIS as Distributed by MLS Grid
• 2026-04-06 Coming Soon $90,000 MARIS as Distributed by MLS Grid
• 2025-07-20 Rental Removed $950 APPFOLIO
• 2025-06-27 Price Changed $950 APPFOLIO
• 2025-06-12 Price Changed $1,000 APPFOLIO
• 2025-06-07 Price Changed $1,050 APPFOLIO
• 2025-05-04 Listed for Rent $1,150 APPFOLIO
• 2021-04-12 Sold (Public Records) $107,000 Public Records
• 2008-02-26 Sold (Public Records) $28,250 Public Records
• 2006-12-06 Sold (Public Records) $59,900 Public Records
• 2000-02-03 Sold (Public Records) $43,500 Public Records
• 1990-05-01 Sold (Public Records) — Public Records
• 1988-01-01 Sold (Public Records) — Public Records

Property tax history

-2.9%/yr

Latest (2022): $810 · +1.4% YoY. Source: county tax records.