11166 Whispering Oaks Dr · Bellefontaine Neighbors, MO 63136

$88,777

2 bd · 1.5 ba · 1,004 sqft · SingleFamily public records · 58 Days on market

Built 1972 2,160 sqft lot $88/sqft · at area comps Est $89k · at est. $153/mo HOA · 12% of rent ↓ 1% since listing

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.9/15.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

This is a PUD ( Planned Unit Development ) It qualifies for FHA financing.Freshly painted* some new flooring*Well cared for unit that is spacious* Vaulted ceiling in great room* You will love the size of the master bedroom & walk in closet plus there is a washer & dryer(as is) New stainless steel fridge* private patio with shed area* No steps in this unit so is perfect for somebody that has trouble with steps*Ask listing agent about a lender that has up to $7500 in closing cost & prepaids to give a buyer on this unit ( can use some of the money to buy down the rate) Move in ready* already passed county inspection

Key facts

• $153 HOA
• Community pool
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#592 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D+, schools F, crime 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 rising fast (+5.0%/yr); 372 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($614 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,113 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.49% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 5.6

CMA / ARV

• ARV (median comp): $89,489
• List price: $88,777
• Delta: -0.80%
• 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
2515 Linnell Dr	0.35mi	2/2.0	1,082 (+8%)	1mo	$109,900	$102	68
11114 Sugartrail Dr	0.09mi	3/1.5 (+1)	1,082 (+8%)	14mo	$74,900	$69	66
2505 Netherton Dr	0.25mi	3/1.5 (+1)	1,064 (+6%)	12mo	$168,000	$158	63
2252 Luxmore Dr	0.58mi	3/1.5 (+1)	986 (-2%)	6mo	$59,000	$60	60
11265 Jerries Ln	0.35mi	3/1.5 (+1)	966 (-4%)	15mo	$138,000	$143	60
11030 Worchester Dr	0.24mi	3/2.0 (+1)	1,080 (+8%)	13mo	$179,900	$167	59
2536 Nathan Dr	0.35mi	3/1.5 (+1)	1,050 (+5%)	18mo	$140,000	$133	56
2628 Hadden Dr	0.58mi	3/1.5 (+1)	1,052 (+5%)	8mo	$189,900	$181	54
11100 Landseer Dr	0.41mi	3/2.0 (+1)	1,116 (+11%)	6mo	$187,000	$168	50
11322 Stonymont Dr	0.42mi	3/2.5 (+1)	1,120 (+12%)	18mo	$95,000	$85	38
2560 Dukeland Dr	0.37mi	3/2.5 (+1)	1,147 (+14%)	16mo	$136,000	$119	37
11349 Amboy Ln	0.58mi	3/2.0 (+1)	1,120 (+12%)	15mo	$185,000	$165	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.45×
• Total profit: $35,985
• Equity at exit: $43,926

10-year hold

• IRR: 25.5%
• Equity multiple: 5.09×
• Total profit: $101,747
• Equity at exit: $70,992

Cash invested: $24,858 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$466
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$37
• HOA: −$153
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $294

Break-even live

Break-even rent $955

Max offer price $88,777

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: $22,194
• Closing costs: $2,663
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	1d	1	0.35mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	0.53mi
11321 Amboy Ln Saint Louis, MO	3.0	3.0	1182	$1,756	$1.49	1d	1	0.61mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	43d	1	0.78mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.81mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.90mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	0.90mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.92mi
11470 Latonka Trl Florissant, MO	1.0–2.0	1.0	843	$1,050	$1.25	43d	3	0.93mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	43d	1	0.96mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	1.05mi
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	7d	1	1.06mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	3d	1	1.07mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	1.08mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	1d	1	1.09mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	17d	1	1.10mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	1.15mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	1.25mi
1911 Redman Rd Saint Louis, MO	3.0	1.0	1454	$1,495	$1.03	1d	1	1.27mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	1.42mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	1.45mi
1238 Hoyt Dr Saint Louis, MO	3.0	1.0	1176	$1,400	$1.19	21d	1	1.45mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.46mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.46mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	1.48mi

HOA detail

• Monthly dues: $153 · $1,836/yr

Listing history 17 events

1. 2026-06-18
   days on market $88,777 Active 58 DOM
2. 2026-06-17
   days on market $88,777 Active 57 DOM
3. 2026-06-16
   days on market $88,777 Active 56 DOM
4. 2026-06-15
   days on market $88,777 Active 55 DOM
5. 2026-06-13
   days on market $88,777 Active 53 DOM
6. 2026-06-13
   days on market $88,777 Active 52 DOM
7. 2026-06-09
   days on market $88,777 Active 49 DOM
8. 2026-06-08
   days on market $88,777 Active 48 DOM
9. 2026-06-07
   days on market $88,777 Active 47 DOM
10. 2026-06-05
    days on market $88,777 Active 44 DOM
11. 2026-06-03
    days on market $88,777 Active 43 DOM
12. 2026-06-02
    days on market $88,777 Active 42 DOM
13. 2026-06-01
    days on market $88,777 Active 41 DOM
14. 2026-05-31
    days on market $88,777 Active 40 DOM
15. 2026-04-29
    price $88,777 632-char remark

    Show marketing remark (632 chars)

    This is a PUD ( Planned Unit Development ) It qualifies for FHA financing.Freshly painted* some new flooring*Well cared for unit that is spacious* Vaulted ceiling in great room* You will love the size of the master bedroom & walk in closet plus there is a washer & dryer(as is) New stainless steel fridge* private patio with shed area* No steps in this unit so is perfect for somebody that has trouble with steps*Ask listing agent about a lender that has up to $7500 in closing cost & prepaids to give a buyer on this unit ( can use some of the money to buy down the rate) Move in ready* already passed county inspection

16. 2026-04-22
    listed $89,900 Active 632-char remark

    Show marketing remark (632 chars)

    This is a PUD ( Planned Unit Development ) It qualifies for FHA financing.Freshly painted* some new flooring*Well cared for unit that is spacious* Vaulted ceiling in great room* You will love the size of the master bedroom & walk in closet plus there is a washer & dryer(as is) New stainless steel fridge* private patio with shed area* No steps in this unit so is perfect for somebody that has trouble with steps*Ask listing agent about a lender that has up to $7500 in closing cost & prepaids to give a buyer on this unit ( can use some of the money to buy down the rate) Move in ready* already passed county inspection

17. 2026-04-18
    historical $89,900 632-char remark

    Show marketing remark (632 chars)

    This is a PUD ( Planned Unit Development ) It qualifies for FHA financing.Freshly painted* some new flooring*Well cared for unit that is spacious* Vaulted ceiling in great room* You will love the size of the master bedroom & walk in closet plus there is a washer & dryer(as is) New stainless steel fridge* private patio with shed area* No steps in this unit so is perfect for somebody that has trouble with steps*Ask listing agent about a lender that has up to $7500 in closing cost & prepaids to give a buyer on this unit ( can use some of the money to buy down the rate) Move in ready* already passed county inspection

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,184 · $99/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 ≥106°F today · 20 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: $15,924
• − Mortgage interest: −$4,973
• − Property taxes: −$1,184
• − Insurance: −$444
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − HOA: −$1,836
• − Depreciation: −$2,583
• Taxable income: $2,357
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $2,964/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 — Bellefontaine Neighbors

• Score: 58/100
• State rank: #592
• US rank: #20944

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing B+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

-1.2% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $88,777 MARIS as Distributed by MLS Grid
• 2026-04-22 Listed $89,900 MARIS as Distributed by MLS Grid
• 2026-04-18 Coming Soon $89,900 MARIS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2022): $1,184 · +5.5% YoY. Source: county tax records.