1153 Redman Blvd · Spanish Lake, MO 63138

$99,900

4 bd · 1.5 ba · 1,210 sqft · SingleFamily public records · 1 Days on market

Built 1950 8,751 sqft lot Est $122k · 18% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Welcome home to this inviting 1.5-story home offering 4 bedrooms, 2 full baths, and the convenience of all main floor living with no basement. Step inside to a spacious living room filled with natural light and an eat-in kitchen featuring a gas stove and plenty of room for everyday meals or gathering with guests. Main floor laundry adds to the ease and functionality of the layout. Outside, enjoy a fenced backyard complete with a deck, perfect for relaxing or entertaining, along with a storage shed and a she shed for added space and versatility. A detached carport provides covered parking. Conveniently located in the sought-after Hazelwood School District, this home offers comfort, practical

Key facts

• 8,751 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; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One and one-half story
• Construction: Vinyl siding
• Exterior features: Back yard; Level lot

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 4 bedrooms total; 2 bedrooms on the main level; 2 bedrooms on the upper level
• Bathrooms: 1 full bathroom; 1 half bathroom; Upper level has 1 full bath; Main level has 1 half bath
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Dishwasher; Gas range; Refrigerator
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 12.2% vs local median 8.1% in Spanish Lake — 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 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); Southeast Middle (math 5% / reading 18%, grade F, #371 of 391 statewide, top 95%, 469 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 88% FRL vs 53% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.5%/yr); 101 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% of the median local income ($56k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $99,900

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: 1.47% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.19%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $122,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1202 Laredo Ave	0.08mi	3/2.0 (-1)	1,152 (-5%)	2mo	$99,500	$86	79
1141 June Ave	0.21mi	4/2.0	1,142 (-6%)	4mo	$149,900	$131	76
12020 Lavida Ave	0.28mi	4/2.0	1,144 (-6%)	4mo	$179,900	$157	73
1018 Lakeview Ave	0.24mi	3/1.0 (-1)	1,137 (-6%)	2mo	$95,000	$84	70
1217 Redman Blvd	0.07mi	4/1.0	1,359 (+12%)	6mo	$85,000	$63	70
1445 Fairmeadows Ln	0.50mi	3/1.0 (-1)	1,236 (+2%)	2mo	$125,000	$101	64
931 Prigge Rd	0.45mi	3/1.0 (-1)	1,160 (-4%)	2mo	$175,000	$151	64
1459 Redman Blvd	0.55mi	3/1.5 (-1)	1,150 (-5%)	2mo	$115,000	$100	60
1019 Farmview Dr	0.36mi	3/1.0 (-1)	1,320 (+9%)	3mo	$49,900	$38	58
1516 Farmview Ave	0.62mi	3/1.5 (-1)	1,156 (-4%)	4mo	$130,000	$112	56
1328 Coppergate Ln	0.71mi	3/1.5 (-1)	1,061 (-12%)	0mo	$104,900	$99	41
11426 Ortega Dr	0.70mi	3/2.0 (-1)	1,320 (+9%)	5mo	$149,990	$114	41

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: 10.3%
• Equity multiple: 1.39×
• Total profit: $10,977
• Equity at exit: $14,895

10-year hold

• IRR: 16.8%
• Equity multiple: 2.20×
• Total profit: $33,488
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$524
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $494

Break-even live

Break-even rent $840

Max offer price $99,900

Occupancy floor 61%

Sensitivity live

Price	-10% $550	-5% $522	+0% $494	+5% $466	+10% $437
Rent	-10% $378	-5% $436	+0% $494	+5% $552	+10% $610
Rate	-1.0pp $544	-0.5pp $519	base $494	+0.5pp $468	+1.0pp $442

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 Laredo Ave Saint Louis, MO	3.0	2.0	1152	$1,425	$1.24	0d	1	0.07mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	0d	1	0.09mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	45d	1	0.09mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	25d	1	0.16mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	0d	1	0.16mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	45d	1	0.19mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	25d	1	0.21mi
1172 June Ave Saint Louis, MO	4.0	2.0	1142	$1,400	$1.23	45d	1	0.24mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	3d	1	0.27mi
11930 Criterion Ave Saint Louis, MO	3.0	1.0	816	$1,350	$1.65	45d	1	0.27mi
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	45d	1	0.27mi
11726 Criterion Ave Saint Louis, MO	3.0	2.0	1205	$1,420	$1.18	25d	1	0.27mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	25d	1	0.30mi
1141 Scott Ave Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	23d	1	0.30mi
1072 Prigge Rd Saint Louis, MO	3.0	2.0	960	$1,600	$1.67	0d	1	0.31mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	14d	1	0.52mi
1459 Redman Blvd Saint Louis, MO	4.0	1.5	1150	$1,550	$1.35	22d	1	0.53mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	45d	1	0.56mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	45d	1	0.60mi
1310 Petite Dr Saint Louis, MO	3.0	1.5	1407	$1,495	$1.06	25d	1	0.64mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	25d	1	0.71mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	45d	1	0.72mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	0d	9	0.92mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	5d	1	1.13mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	25d	1	1.13mi
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,325	$1.23	0d	4	1.45mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   listed $99,900 Active
3. 2006-07-28
   soldstatus $95,900
4. 1989-11-01
   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: $1,179 · $98/mo
• Projected year-2 tax: $1,179 · $98/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: $17,584
• − Mortgage interest: −$5,596
• − Property taxes: −$1,179
• − Insurance: −$500
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$2,906
• Taxable income: $4,590
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,825/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

+4.2% since first listed

4 events — show timeline

• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $99,900 MARIS as Distributed by MLS Grid
• 2006-07-28 Sold (Public Records) $95,900 Public Records
• 1989-11-01 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2022): $1,179 · +1.5% YoY. Source: county tax records.