8501 Midwood Ave · Berkeley, MO 63134

$128,500

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 99 Days on market

Built 1955 7,801 sqft lot $74/sqft · 7% below area Est $138k · 7% under

---

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 +26.1/30.0
• ARV discount +10.6/15.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• 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

Home is family-occupied with a two-year lease recently entered by the tenant. Monthly rent is $1,265. The home is S-P-A-C-I-O-U-S with expanded living space from a room addition made in the past by previous owners. Listing includes the large room addition as a 4th bedroom but it is a flexible space. The ceilings are high and there are brick-exposed (unpainted) walls at the front rooms. This is a solid property for an investor!

Key facts

• Brick-exposed walls
• Room addition
• 7,801 sq ft lot

Tags

• ROOM ADDITION
• EXPANDED LIVING SPACE
• BRICK-EXPOSED WALLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.

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-, schools F, crime 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 (+1.6%/yr); 70 active listings in the ZIP; 18 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 39% 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 $888 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $25k; list at $128k implies a 414% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,935 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (median comp): $138,046
• List price: $128,500
• Delta: -6.92%
• 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
8613 Elwyn Dr	0.40mi	3/2.0	1,660 (-4%)	8mo	$144,900	$87	68
8354 Latty Ave	0.44mi	4/2.0 (+1)	1,758 (+2%)	5mo	$189,900	$108	67
6539 Alder Ave	0.22mi	3/2.0	1,588 (-8%)	13mo	$64,000	$40	66
8408 Buckthorn Dr	0.30mi	4/2.0 (+1)	1,648 (-5%)	10mo	$89,900	$55	65
6701 Alder Ave	0.13mi	4/1.5 (+1)	1,536 (-11%)	10mo	$145,400	$95	60
8531 Midwood Ave	0.06mi	3/2.0	1,468 (-15%)	15mo	$154,900	$106	59
7241 Berkridge Dr	0.70mi	3/1.5	1,680 (-3%)	6mo	$184,900	$110	56
6811 Woodhurst Dr	0.25mi	3/1.0	1,472 (-15%)	15mo	$133,000	$90	47
6613 Dunwold Dr	0.51mi	2/2.0 (-1)	1,938 (+12%)	8mo	$163,000	$84	44
225 Sadonia Ave	0.64mi	3/2.5	1,496 (-13%)	4mo	$105,000	$70	43
8723 Nyflot Ave	0.75mi	3/2.0	1,505 (-13%)	5mo	$180,000	$120	39
968 Buckeye Dr	0.74mi	3/2.0	1,980 (+15%)	2mo	$179,995	$91	39

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,266
• Equity at exit: $19,160

10-year hold

• IRR: 6.5%
• Equity multiple: 1.46×
• Total profit: $16,481
• Equity at exit: $11,110

Cash invested: $35,980 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$674
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $323

Break-even live

Break-even rent $1,034

Max offer price $128,500

Occupancy floor 73%

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: $32,125
• Closing costs: $3,855
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	23d	1	0.16mi
8437 January Ave Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	43d	1	0.17mi
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	21d	1	0.19mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,500	$0.92	43d	1	0.24mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	7d	1	0.26mi
8439 Alder Ave Saint Louis, MO	3.0	1.5	1176	$1,425	$1.21	23d	1	0.30mi
6452 Evergreen Blvd Saint Louis, MO	3.0	2.0	1288	$1,500	$1.16	23d	1	0.31mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	0.57mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	43d	1	0.65mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	19d	1	0.77mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	43d	5	0.87mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	4d	1	0.91mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	1.01mi
1131 N Florissant Rd Saint Louis, MO	3.0	1.0	1580	$1,390	$0.88	23d	1	1.02mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	1.13mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	43d	1	1.20mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	43d	1	1.28mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	14d	1	1.30mi

Listing history 21 events

1. 2026-06-18
   days on market $128,500 Active 99 DOM
2. 2026-06-17
   days on market $128,500 Active 98 DOM
3. 2026-06-16
   days on market $128,500 Active 97 DOM
4. 2026-06-15
   days on market $128,500 Active 96 DOM
5. 2026-06-13
   days on market $128,500 Active 94 DOM
6. 2026-06-13
   days on market $128,500 Active 93 DOM
7. 2026-06-09
   days on market $128,500 Active 90 DOM
8. 2026-06-08
   days on market $128,500 Active 89 DOM
9. 2026-06-07
   days on market $128,500 Active 88 DOM
10. 2026-06-05
    days on market $128,500 Active 85 DOM
11. 2026-06-03
    days on market $128,500 Active 84 DOM
12. 2026-06-02
    days on market $128,500 Active 83 DOM
13. 2026-06-01
    days on market $128,500 Active 82 DOM
14. 2026-05-31
    days on market $128,500 Active 81 DOM
15. 2026-03-11
    listed $128,500 Active 435-char remark

    Show marketing remark (435 chars)

    Home is family-occupied with a two-year lease recently entered by the tenant. Monthly rent is $1,265. The home is S-P-A-C-I-O-U-S with expanded living space from a room addition made in the past by previous owners. Listing includes the large room addition as a 4th bedroom but it is a flexible space. The ceilings are high and there are brick-exposed (unpainted) walls at the front rooms. This is a solid property for an investor!

16. 2012-05-02
    soldstatus $25,000
17. 2012-04-30
    soldstatus 255-char remark

    Show marketing remark (255 chars)

    SHORT SALE. Use Special Sale Contract. Proof of Funds or Pre-qualification Letter required w/copy of earnest money check. There is a month to month tenant who would stay. 4 BR, 2 baths. Good investment. Subject to lien holder approval - allow 4-8 weeks.

18. 2012-01-26
    listed $25,000 255-char remark

    Show marketing remark (255 chars)

    SHORT SALE. Use Special Sale Contract. Proof of Funds or Pre-qualification Letter required w/copy of earnest money check. There is a month to month tenant who would stay. 4 BR, 2 baths. Good investment. Subject to lien holder approval - allow 4-8 weeks.

19. 2008-11-20
    soldstatus $69,000
20. 2008-05-16
    soldstatus $25,000
21. 2005-05-10
    soldstatus $82,500

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,246 · $104/mo
• Expected delta: +$170/yr (+$14/mo · 15.8%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,317
• − Mortgage interest: −$7,198
• − Property taxes: −$1,076
• − Insurance: −$642
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$3,738
• Taxable income: $1,892
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $3,422/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

+55.8% since first listed

7 events — show timeline

• 2026-03-11 Listed $128,500 MARIS as Distributed by MLS Grid
• 2012-05-02 Sold (Public Records) $25,000 Public Records
• 2012-04-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-01-26 Listed $25,000 MARIS as Distributed by MLS Grid
• 2008-11-20 Sold (Public Records) $69,000 Public Records
• 2008-05-16 Sold (Public Records) $25,000 Public Records
• 2005-05-10 Sold (Public Records) $82,500 Public Records

Property tax history

+3.8%/yr

Latest (2022): $1,076 · +0.7% YoY. Source: county tax records.