1144 June Ave · Spanish Lake, MO 63138

$94,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 76 Days on market

Built 1958 5,201 sqft lot $101/sqft · 16% below area Est $113k · 16% 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 +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming 3-bedroom, 1 full bath home with great potential! This property features a fenced backyard, perfect for pets, outdoor gatherings, or added privacy. Inside, you'll find a functional layout and an unfinished basement offering plenty of storage or future expansion opportunities. Conveniently located near Highway 270, providing easy access to shopping, dining, and commuting routes. Ideal opportunity for investors or owner-occupants looking to add value with light cosmetic updates. Property is being sold as-is. Occupancy inspection required. Don’t miss your chance to make this home your own or add it to your rental portfolio!

Key facts

• Unfinished basement
• Fenced backyard
• 5,201 sq ft lot

Tags

• FENCED BACKYARD
• UNFINISHED BASEMENT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 7.9% 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: 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 30% 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 $656 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($89k) 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.
• Current owner paid $68k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.50% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.52%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (median comp): $112,548
• List price: $94,900
• Delta: -15.68%
• 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
1072 Prigge Rd	0.12mi	3/1.5	960 (+3%)	0mo	$99,900	$104	88
1135 Cove Ln	0.17mi	2/1.0 (-1)	936 (0%)	2mo	$85,000	$91	86
1136 Walker Ave	0.05mi	3/1.0	864 (-8%)	3mo	$125,000	$145	82
1125 Walker Ave	0.08mi	3/1.0	864 (-8%)	3mo	$114,999	$133	81
1157 Scott	0.11mi	3/1.0	864 (-8%)	3mo	$137,900	$160	79
1200 Baron Ave	0.21mi	3/1.0	864 (-8%)	2mo	$77,500	$90	76
1141 Walker Ave	0.07mi	2/1.5 (-1)	864 (-8%)	3mo	$105,000	$122	74
1231 Reale Ave	0.20mi	2/1.5 (-1)	864 (-8%)	2mo	$69,900	$81	69
1209 Northdale Ave	0.39mi	2/1.0 (-1)	864 (-8%)	1mo	$79,900	$92	63
1316 Bayonne Dr	0.39mi	2/1.5 (-1)	1,015 (+8%)	2mo	$105,000	$103	60
1459 Cove Ln	0.59mi	3/1.5	988 (+6%)	3mo	$79,900	$81	59
1328 Coppergate Ln	0.53mi	3/1.5	1,061 (+13%)	0mo	$104,900	$99	51

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: 12.0%
• Equity multiple: 1.46×
• Total profit: $12,206
• Equity at exit: $14,150

10-year hold

• IRR: 18.5%
• Equity multiple: 2.33×
• Total profit: $35,397
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$498
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $499

Break-even live

Break-even rent $794

Max offer price $94,900

Occupancy floor 60%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1141 Scott Ave Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	21d	1	0.10mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	23d	1	0.12mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	43d	1	0.13mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	43d	1	0.18mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	23d	1	0.28mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	1d	1	0.31mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	23d	1	0.33mi
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	43d	1	0.41mi
11930 Criterion Ave Saint Louis, MO	3.0	1.0	816	$1,350	$1.65	43d	1	0.45mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	4d	1	0.60mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	12d	1	0.65mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	43d	1	0.68mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	43d	1	0.92mi
1333 N Garden Dr St. Louis, MO	2.0	1.0	626	$1,100	$1.76	43d	1	1.02mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	1d	9	1.02mi
1342 N Garden Dr Saint Louis, MO	2.0	1.0	626	$1,100	$1.76	1d	3	1.05mi
12367 Horizon Village Dr Unit 12367 I St. Louis, MO	2.0	1.0	836	$995	$1.19	23d	1	1.35mi
12401 Horizon Village Dr Unit 12415 A St. Louis, MO	2.0	1.0	836	$995	$1.19	43d	1	1.40mi

Listing history 21 events

1. 2026-06-18
   days on market $94,900 Active 76 DOM
2. 2026-06-17
   days on market $94,900 Active 75 DOM
3. 2026-06-16
   days on market $94,900 Active 74 DOM
4. 2026-06-15
   days on market $94,900 Active 73 DOM
5. 2026-06-13
   days on market $94,900 Active 71 DOM
6. 2026-06-13
   days on market $94,900 Active 70 DOM
7. 2026-06-09
   days on market $94,900 Active 67 DOM
8. 2026-06-08
   days on market $94,900 Active 66 DOM
9. 2026-06-07
   days on market $94,900 Active 65 DOM
10. 2026-06-05
    days on market $94,900 Active 62 DOM
11. 2026-06-03
    days on market $94,900 Active 61 DOM
12. 2026-06-02
    days on market $94,900 Active 60 DOM
13. 2026-06-01
    days on market $94,900 Active 59 DOM
14. 2026-05-31
    days on market $94,900 Active 58 DOM
15. 2026-04-03
    listed $94,900 Active 646-char remark

    Show marketing remark (646 chars)

    Charming 3-bedroom, 1 full bath home with great potential! This property features a fenced backyard, perfect for pets, outdoor gatherings, or added privacy. Inside, you'll find a functional layout and an unfinished basement offering plenty of storage or future expansion opportunities. Conveniently located near Highway 270, providing easy access to shopping, dining, and commuting routes. Ideal opportunity for investors or owner-occupants looking to add value with light cosmetic updates. Property is being sold as-is. Occupancy inspection required. Don’t miss your chance to make this home your own or add it to your rental portfolio!

16. 2025-02-14
    listed $119,900 Active
17. 2003-09-18
    soldstatus $67,900
18. 1994-04-01
    soldstatus
19. 1989-01-01
    soldstatus $50,000
20. 1988-09-01
    soldstatus
21. 1988-09-01
    soldstatus $34,200

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,078 · $90/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: $17,098
• − Mortgage interest: −$5,316
• − Property taxes: −$1,078
• − Insurance: −$474
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,761
• Taxable income: $4,733
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $4,847/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

+177.5% since first listed

7 events — show timeline

• 2026-04-03 Listed $94,900 MARIS as Distributed by MLS Grid
• 2025-02-14 Listed $119,900 MARIS as Distributed by MLS Grid
• 2003-09-18 Sold (Public Records) $67,900 Public Records
• 1994-04-01 Sold (Public Records) — Public Records
• 1989-01-01 Sold (Public Records) $50,000 Public Records
• 1988-09-01 Sold (Public Records) $34,200 Public Records
• 1988-09-01 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2022): $1,078 · +1.5% YoY. Source: county tax records.