1311 Claudine Dr · Spanish Lake, MO 63138

$154,900

3 bd · 1.5 ba · 1,131 sqft · SingleFamily public records · 80 Days on market

Built 1962 7,623 sqft lot $137/sqft · 23% above area Est $150k · at est.

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Why this score? — see what drove the D 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 +17.2/30.0
• ARV discount +6.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.2/10.0
• 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

This large (1131 sq ft on main floor) 3-bedroom ranch features 1.5 bathrooms on the main floor and a one car garage. Home has been totally renovated-fresh paint on main floor and in the partially finished lower level, new deluxe lvt flooring throughout main level, remodeled kitchen including granite countertop, underlay sink, deluxe faucet, and new stainless appliances, remodeled bathrooms, many new lights and doors, and much more! Sewer lateral work has already been performed under the sewer lateral program.

Key facts

• 7,623 sq ft lot
• Garage
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (7.6% below list).
• Recommended offer: $143k (7.6% below list) — sets the bar for 1% rule.

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: Grannemann Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 411 students, 98% 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 (34 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 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $90k; list at $155k implies a 72% gain — meaningful room to come down on a strong offer.

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 $143,099 (7.6% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (median comp): $149,966
• List price: $154,900
• Delta: 3.29%
• 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
1328 Coppergate Ln	0.13mi	3/1.5	1,061 (-6%)	0mo	$104,900	$99	83
1316 Bayonne Dr	0.02mi	2/1.5 (-1)	1,015 (-10%)	2mo	$105,000	$103	75
1459 Redman Blvd	0.57mi	3/1.5	1,150 (+2%)	2mo	$115,000	$100	69
1141 June Ave	0.42mi	4/2.0 (+1)	1,142 (+1%)	4mo	$149,900	$131	69
1516 Farmview Ave	0.63mi	3/1.5	1,156 (+2%)	4mo	$130,000	$112	64
1202 Laredo Ave	0.63mi	3/2.0	1,152 (+2%)	2mo	$99,500	$86	63
931 Prigge Rd	0.70mi	3/1.0	1,160 (+3%)	2mo	$175,000	$151	60
1209 Cove Ln	0.51mi	4/1.0 (+1)	1,176 (+4%)	7mo	$99,000	$84	57
1524 Cove Ln	0.56mi	3/2.5	1,050 (-7%)	6mo	$109,900	$105	53
1459 Cove Ln	0.52mi	3/1.5	988 (-13%)	3mo	$79,900	$81	52
1445 Fairmeadows Ln	0.69mi	3/1.0	1,236 (+9%)	2mo	$125,000	$101	49
1131 Maple Ave Unit A	0.65mi	3/1.0	1,000 (-12%)	4mo	$109,900	$110	45

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: -14.8%
• Equity multiple: 0.48×
• Total profit: $-22,338
• Equity at exit: $23,096

10-year hold

• IRR: -11.9%
• Equity multiple: 0.38×
• Total profit: $-26,726
• Equity at exit: $13,393

Cash invested: $43,372 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$812
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $109

Break-even live

Break-even rent $1,293

Max offer price $154,900

Occupancy floor 87%

Sensitivity live

Price	-10% $197	-5% $153	+0% $109	+5% $66	+10% $22
Rent	-10% $-4	-5% $53	+0% $109	+5% $166	+10% $222
Rate	-1.0pp $187	-0.5pp $149	base $109	+0.5pp $69	+1.0pp $28

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: $38,725
• Closing costs: $4,647
• 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	25d	1	0.07mi
11726 Criterion Ave Saint Louis, MO	3.0	2.0	1205	$1,420	$1.18	25d	1	0.34mi
1141 Scott Ave Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	23d	1	0.34mi
1172 June Ave Saint Louis, MO	4.0	2.0	1142	$1,400	$1.23	45d	1	0.37mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	25d	1	0.37mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	45d	1	0.39mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	25d	1	0.42mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	3d	1	0.45mi
1072 Prigge Rd Saint Louis, MO	3.0	2.0	960	$1,600	$1.67	0d	1	0.48mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	25d	1	0.54mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	0d	1	0.54mi
1459 Redman Blvd Saint Louis, MO	4.0	1.5	1150	$1,550	$1.35	22d	1	0.57mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	45d	1	0.59mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	0d	1	0.59mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	45d	1	0.63mi
1202 Laredo Ave Saint Louis, MO	3.0	2.0	1152	$1,425	$1.24	0d	1	0.64mi
11930 Criterion Ave Saint Louis, MO	3.0	1.0	816	$1,350	$1.65	45d	1	0.69mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	14d	1	0.74mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	45d	1	0.76mi
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	45d	1	0.83mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	5d	1	0.86mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	25d	1	0.86mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	25d	1	0.93mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	0d	9	1.00mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	45d	1	1.17mi
1911 Redman Rd Saint Louis, MO	3.0	1.0	1454	$1,495	$1.03	3d	1	1.31mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	16d	1	1.36mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	0d	1	1.36mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	9d	1	1.36mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	25d	1	1.39mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	45d	1	1.40mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	25d	1	1.40mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	18d	1	1.41mi
1223 Rapid Dr Saint Louis, MO	3.0	1.0	1008	$1,095	$1.09	0d	1	1.41mi
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,325	$1.23	0d	4	1.41mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	0d	1	1.41mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	16d	1	1.41mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	45d	1	1.42mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	6d	1	1.44mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	9d	1	1.44mi

Listing history 30 events

1. 2026-06-21
   days on market $154,900 Active 80 DOM
2. 2026-06-18
   days on market $154,900 Active 77 DOM
3. 2026-06-17
   days on market $154,900 Active 76 DOM
4. 2026-06-16
   days on market $154,900 Active 75 DOM
5. 2026-06-15
   days on market $154,900 Active 74 DOM
6. 2026-06-13
   days on market $154,900 Active 72 DOM
7. 2026-06-13
   days on market $154,900 Active 71 DOM
8. 2026-06-09
   days on market $154,900 Active 68 DOM
9. 2026-06-08
   days on market $154,900 Active 67 DOM
10. 2026-06-07
    days on market $154,900 Active 66 DOM
11. 2026-06-05
    remarks 648-char remark
12. 2026-06-05
    pricedays on market $154,900 Active 63 DOM
13. 2026-06-03
    days on market $153,900 Active 62 DOM
14. 2026-06-02
    days on market $153,900 Active 61 DOM
15. 2026-06-01
    days on market $153,900 Active 60 DOM
16. 2026-05-31
    days on market $153,900 Active 59 DOM
17. 2026-05-11
    price $153,900 514-char remark

    Show marketing remark (514 chars)

    This large (1131 sq ft on main floor) 3-bedroom ranch features 1.5 bathrooms on the main floor and a one car garage. Home has been totally renovated-fresh paint on main floor and in the partially finished lower level, new deluxe lvt flooring throughout main level, remodeled kitchen including granite countertop, underlay sink, deluxe faucet, and new stainless appliances, remodeled bathrooms, many new lights and doors, and much more! Sewer lateral work has already been performed under the sewer lateral program.

18. 2026-04-03
    listed $154,900 Active 514-char remark

    Show marketing remark (514 chars)

    This large (1131 sq ft on main floor) 3-bedroom ranch features 1.5 bathrooms on the main floor and a one car garage. Home has been totally renovated-fresh paint on main floor and in the partially finished lower level, new deluxe lvt flooring throughout main level, remodeled kitchen including granite countertop, underlay sink, deluxe faucet, and new stainless appliances, remodeled bathrooms, many new lights and doors, and much more! Sewer lateral work has already been performed under the sewer lateral program.

19. 2026-03-31
    historical $154,900 514-char remark

    Show marketing remark (514 chars)

    This large (1131 sq ft on main floor) 3-bedroom ranch features 1.5 bathrooms on the main floor and a one car garage. Home has been totally renovated-fresh paint on main floor and in the partially finished lower level, new deluxe lvt flooring throughout main level, remodeled kitchen including granite countertop, underlay sink, deluxe faucet, and new stainless appliances, remodeled bathrooms, many new lights and doors, and much more! Sewer lateral work has already been performed under the sewer lateral program.

20. 2026-01-09
    listed $154,900 Active
21. 2026-01-07
    historical
22. 2025-10-31
    listed $159,900 Active
23. 2025-10-29
    historical
24. 2024-12-17
    soldstatus Closed
25. 2024-11-26
    status Pending
26. 2024-10-29
    listed $99,000 Active
27. 2005-04-11
    soldstatus
28. 2003-08-11
    soldstatus $90,000
29. 1999-10-08
    soldstatus $65,900
30. 1968-02-21
    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: $1,731 · $144/mo
• Projected year-2 tax: $1,731 · $144/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: $17,172
• − Mortgage interest: −$8,677
• − Property taxes: −$1,731
• − Insurance: −$774
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,506
• Taxable loss: −$1,264
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,616/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

+133.5% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $153,900 MARIS as Distributed by MLS Grid
• 2026-04-03 Listed $154,900 MARIS as Distributed by MLS Grid
• 2026-03-31 Coming Soon $154,900 MARIS as Distributed by MLS Grid
• 2026-01-09 Listed $154,900 MARIS as Distributed by MLS Grid
• 2026-01-07 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-10-31 Listed $159,900 MARIS as Distributed by MLS Grid
• 2025-10-29 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-12-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-11-26 Pending — MARIS as Distributed by MLS Grid
• 2024-10-29 Listed $99,000 MARIS as Distributed by MLS Grid
• 2005-04-11 Sold (Public Records) — Public Records
• 2003-08-11 Sold (Public Records) $90,000 Public Records
• 1999-10-08 Sold (Public Records) $65,900 Public Records
• 1968-02-21 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2022): $1,731 · +1.5% YoY. Source: county tax records.