1328 Coppergate Ln · Spanish Lake, MO 63138

$104,900

3 bd · 1.5 ba · 1,061 sqft · SingleFamily public records · 3 Days on market

Built 1961 7,544 sqft lot Est $110k · 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 +29.7/30.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• 1% rule +8.5/10.0
• 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

Welcome to this well-located home in a quiet, established neighborhood of North St. Louis County. The property offers a functional floor plan with comfortable living spaces and good natural light throughout. A spacious yard provides room for outdoor enjoyment, gardening, or future enhancements. Conveniently situated near shopping, dining, schools, and major roadways, this home offers easy access to everyday amenities while maintaining a residential feel. A great opportunity for buyers seeking value and potential in the Hazelwood School District area.

Key facts

• Hardwood flooring
• Covered front porch
• Custom wet bar

Tags

• HARDWOOD FLOORING
• FINISHED LOWER LEVEL
• CUSTOM WET BAR
• COVERED FRONT PORCH
• MATURE LOT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas connected; Cable available; Phone available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Near public transit

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level); One half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Full basement with 8 ft+ poured concrete; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.7% 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: 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: Twillman Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 326 students, 99% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools average 76% FRL vs 53% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.5%/yr); 101 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); 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 $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $76k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $104,900

Questions for the listing agent

1. Built in 1961 — 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: 1.35% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $110,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1328 Coppergate Ln	0.00mi	3/1.5	1,061 (0%)	0mo	$104,900	$99	100
1316 Bayonne Dr	0.15mi	2/1.5 (-1)	1,015 (-4%)	2mo	$105,000	$103	79
1524 Cove Ln	0.62mi	3/2.5	1,050 (-1%)	6mo	$109,900	$105	60
1459 Cove Ln	0.61mi	3/1.5	988 (-7%)	3mo	$79,900	$81	58
1072 Prigge Rd	0.58mi	3/1.5	960 (-10%)	0mo	$99,900	$104	57
1459 Redman Blvd	0.66mi	3/1.5	1,150 (+8%)	2mo	$115,000	$100	54
1141 June Ave	0.54mi	4/2.0 (+1)	1,142 (+8%)	4mo	$149,900	$131	52
1219 Walker Ave	0.52mi	3/1.0	936 (-12%)	6mo	$119,900	$128	49
1370 Reale Ave	0.48mi	3/1.0	925 (-13%)	6mo	$115,000	$124	49
1516 Farmview Ave	0.71mi	3/1.5	1,156 (+9%)	4mo	$130,000	$112	49
1135 Cove Ln	0.68mi	2/1.0 (-1)	936 (-12%)	2mo	$85,000	$91	40
1209 Cove Ln	0.64mi	4/1.0 (+1)	1,176 (+11%)	7mo	$99,000	$84	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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,163
• Equity at exit: $15,641

10-year hold

• IRR: 9.3%
• Equity multiple: 1.62×
• Total profit: $18,105
• Equity at exit: $9,070

Cash invested: $29,372 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$550
• Tax from tax record: −$143 /mo · $1,719/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $381

Break-even live

Break-even rent $933

Max offer price $104,900

Occupancy floor 68%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 Petite Dr Saint Louis, MO	3.0	1.5	1407	$1,495	$1.06	23d	1	0.09mi
11185 Oak Parkway Ln St. Louis, MO	2.0–3.0	2.0	1412	$1,075	$0.76	1d	1	0.44mi
1141 Scott Ave Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	21d	1	0.47mi
11726 Criterion Ave Saint Louis, MO	3.0	2.0	1205	$1,420	$1.18	23d	1	0.48mi
1172 June Ave Saint Louis, MO	4.0	2.0	1142	$1,400	$1.23	43d	1	0.51mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	23d	1	0.52mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	43d	1	0.54mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	23d	1	0.56mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	1d	1	0.59mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	4d	1	0.67mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	23d	1	0.69mi
1459 Redman Blvd Saint Louis, MO	4.0	1.5	1150	$1,550	$1.35	20d	1	0.69mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	43d	1	0.73mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	43d	1	0.74mi
1202 Laredo Ave Saint Louis, MO	3.0	2.0	1152	$1,450	$1.26	16d	1	0.79mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	3d	1	0.81mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	23d	1	0.81mi
11930 Criterion Ave Saint Louis, MO	3.0	1.0	816	$1,350	$1.65	43d	1	0.84mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	12d	1	0.87mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	43d	1	0.88mi
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	43d	1	0.97mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	23d	1	1.05mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	1d	9	1.09mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	1.21mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	7d	1	1.24mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	1.26mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	1.26mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	1.27mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	23d	1	1.27mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	1.29mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	4d	1	1.30mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	43d	1	1.31mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	1.32mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	14d	1	1.32mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	1.33mi
1911 Redman Rd Saint Louis, MO	3.0	1.0	1454	$1,495	$1.03	1d	1	1.33mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	7d	1	1.34mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	4d	1	1.35mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	1.36mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	7d	1	1.36mi

Listing history 14 events

1. 2026-05-19
   status Pending
2. 2026-05-16
   listed $104,900 Active
3. 2026-05-16
   price $104,900
4. 2026-05-16
   historical $105,000
5. 2026-02-25
   soldstatus Closed 556-char remark

   Show marketing remark (556 chars)

   Welcome to this well-located home in a quiet, established neighborhood of North St. Louis County. The property offers a functional floor plan with comfortable living spaces and good natural light throughout. A spacious yard provides room for outdoor enjoyment, gardening, or future enhancements. Conveniently situated near shopping, dining, schools, and major roadways, this home offers easy access to everyday amenities while maintaining a residential feel. A great opportunity for buyers seeking value and potential in the Hazelwood School District area.

6. 2026-02-02
   status Pending 556-char remark

   Show marketing remark (556 chars)

   Welcome to this well-located home in a quiet, established neighborhood of North St. Louis County. The property offers a functional floor plan with comfortable living spaces and good natural light throughout. A spacious yard provides room for outdoor enjoyment, gardening, or future enhancements. Conveniently situated near shopping, dining, schools, and major roadways, this home offers easy access to everyday amenities while maintaining a residential feel. A great opportunity for buyers seeking value and potential in the Hazelwood School District area.

7. 2026-01-20
   listed $104,900 Active 556-char remark

   Show marketing remark (556 chars)

   Welcome to this well-located home in a quiet, established neighborhood of North St. Louis County. The property offers a functional floor plan with comfortable living spaces and good natural light throughout. A spacious yard provides room for outdoor enjoyment, gardening, or future enhancements. Conveniently situated near shopping, dining, schools, and major roadways, this home offers easy access to everyday amenities while maintaining a residential feel. A great opportunity for buyers seeking value and potential in the Hazelwood School District area.

8. 2021-01-14
   soldstatus $76,460
9. 2018-04-23
   soldstatus $52,000
10. 2014-09-11
    soldstatus $32,500
11. 2014-04-29
    soldstatus $15,000
12. 2010-03-30
    soldstatus $67,400
13. 1996-09-03
    soldstatus
14. 1996-09-03
    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: $1,719 · $143/mo
• Projected year-2 tax: $1,719 · $143/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: $16,986
• − Mortgage interest: −$5,876
• − Property taxes: −$1,719
• − Insurance: −$524
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$3,052
• Taxable income: $3,098
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $3,831/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

+55.6% since first listed

14 events — show timeline

• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-16 Listed $104,900 MARIS as Distributed by MLS Grid
• 2026-05-16 Price Changed $104,900 MARIS as Distributed by MLS Grid
• 2026-05-16 Coming Soon $105,000 MARIS as Distributed by MLS Grid
• 2026-02-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-02-02 Pending — MARIS as Distributed by MLS Grid
• 2026-01-20 Listed $104,900 MARIS as Distributed by MLS Grid
• 2021-01-14 Sold (Public Records) $76,460 Public Records
• 2018-04-23 Sold (Public Records) $52,000 Public Records
• 2014-09-11 Sold (Public Records) $32,500 Public Records
• 2014-04-29 Sold (Public Records) $15,000 Public Records
• 2010-03-30 Sold (Public Records) $67,400 Public Records
• 1996-09-03 Sold (Public Records) — Public Records
• 1996-09-03 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2022): $1,719 · +1.5% YoY. Source: county tax records.