8042 Patterson Dr · Berkeley, MO 63134

$80,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 10 Days on market

Built 1950 6,120 sqft lot Est $78k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.4/15.0
• Rent growth +2.9/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENTS PROPERTY - This SFR is part of a 16 Home Portfolio, can be purchased individually or in any quantity up to 16. Current monthly rent it $745. 9.2% Cap Rate with Upside in market rent. Current tenant has lived in the property since 2021. Property has been professionally managed and maintained.

Key facts

• 6,120 sq ft lot
• 2 parking spots
• Built 1950

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Concrete and frame construction
• Exterior features: Lot with other noted features

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 13.3% vs local median 10.1% in Berkeley — 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 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); 70 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $59k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $80,000

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: 1.54% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.11%
• DSCR: 2.12
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $78,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Henquin Dr	0.22mi	2/1.0	861 (+2%)	1mo	$80,000	$93	85
222 Henquin Dr	0.22mi	2/1.0	816 (-3%)	1mo	$115,000	$141	84
8234 Airport Rd	0.27mi	2/1.0	792 (-6%)	4mo	$75,000	$95	75
826 Walters Dr	0.27mi	2/1.0	925 (+10%)	2mo	$60,000	$65	69
6717 Thurston Ave	0.66mi	2/1.0	840 (0%)	2mo	$60,000	$71	68
6330 Washington Ave	0.50mi	3/1.0 (+1)	864 (+3%)	1mo	$50,000	$58	66
6300 Evergreen Blvd	0.56mi	3/1.0 (+1)	864 (+3%)	2mo	$99,000	$115	62
6625 Thurston Ave	0.54mi	2/1.0	939 (+12%)	4mo	$74,900	$80	52
619 Carson Rd	0.58mi	1/1.0 (-1)	901 (+7%)	5mo	$75,000	$83	52
6640 Torlina Dr	0.61mi	2/1.0	720 (-14%)	2mo	$89,500	$124	46
6153 Hancock Ave	0.62mi	2/1.0	732 (-13%)	5mo	$59,900	$82	46
6637 Torlina Dr	0.60mi	3/1.0 (+1)	960 (+14%)	2mo	$109,900	$114	42

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: 17.1%
• Equity multiple: 1.68×
• Total profit: $15,184
• Equity at exit: $11,928

10-year hold

• IRR: 24.6%
• Equity multiple: 3.00×
• Total profit: $44,846
• Equity at exit: $6,917

Cash invested: $22,400 (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: 70
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$420
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $469

Break-even live

Break-even rent $637

Max offer price $80,000

Occupancy floor 57%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	23d	1	0.08mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	10d	1	0.15mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	23d	1	0.18mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	17d	1	0.20mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	7d	1	0.23mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	7d	1	0.30mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	43d	1	0.32mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	16d	1	0.35mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	23d	1	0.42mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	4d	1	0.52mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	43d	1	0.52mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	16d	1	0.53mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	0.54mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	43d	1	0.54mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	23d	1	0.59mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	43d	1	0.62mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	23d	1	0.66mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	23d	1	0.89mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	7d	1	0.92mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	0.95mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	43d	1	1.00mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	20d	1	1.01mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	7d	1	1.03mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	43d	1	1.04mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	19d	1	1.04mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	1.07mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	23d	1	1.11mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	43d	1	1.12mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	1.12mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	43d	1	1.13mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	43d	1	1.15mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	43d	1	1.15mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	1.16mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	1.18mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	43d	1	1.19mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	1.22mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	16d	1	1.23mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	43d	1	1.25mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	17d	1	1.26mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	12d	1	1.29mi

Listing history 8 events

1. 2026-06-18
   days on market $80,000 Active 10 DOM
2. 2026-06-17
   days on market $80,000 Active 9 DOM
3. 2026-06-16
   days on market $80,000 Active 8 DOM
4. 2026-06-15
   days on market $80,000 Active 7 DOM
5. 2026-06-13
   days on market $80,000 Active 5 DOM
6. 2026-06-13
   days on market $80,000 Active 4 DOM
7. 2026-06-09
   remarks 72-char remark
8. 2026-06-09
   listed $80,000 Active 1 DOM

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$167/yr (+$14/mo · 27.5%)

ⓘ 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 · 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: $14,770
• − Mortgage interest: −$4,481
• − Property taxes: −$609
• − Insurance: −$400
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,327
• Taxable income: $4,590
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,524/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

+189.9% since first listed

12 events — show timeline

• 2026-06-08 Listed $80,000 MARIS as Distributed by MLS Grid
• 2025-08-04 Listed $98,000 MARIS as Distributed by MLS Grid
• 2022-12-21 Sold (Public Records) $59,000 Public Records
• 2022-12-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-10-27 Pending — MARIS as Distributed by MLS Grid
• 2022-10-11 Listed $70,000 MARIS as Distributed by MLS Grid
• 2018-03-13 Sold (Public Records) $1,172,631 Public Records
• 2013-12-18 Sold (Public Records) $640,000 Public Records
• 2009-12-30 Sold (Public Records) $524,000 Public Records
• 1994-05-12 Sold (Public Records) — Public Records
• 1981-01-01 Sold (Public Records) $27,600 Public Records
• 1981-01-01 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2022): $609 · +0.6% YoY. Source: county tax records.