8102 Frost Ave · Berkeley, MO 63134

$94,900

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 14 Days on market

Built 1949 8,790 sqft lot Est $114k · 17% 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
• Rent growth +2.9/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming and move-in ready 3-bedroom ranch home in Berkeley! This single-level brick house offers an ideal layout with all living spaces located on the main floor. The bright and spacious living room opens beautifully to a functional eat-in kitchen with built-in appliances. Updates include seamless laminate flooring throughout the primary areas. Positioned on a generous, level lot with a spacious backyard, complete with a functional storage shed and private driveway parking. Enjoy easy access to major highways, local parks, and city amenities.

Key facts

• Move-in ready
• Single-level
• Brick house

Tags

• MOVE-IN READY
• SINGLE-LEVEL
• BRICK HOUSE
• EAT-IN KITCHEN
• BUILT-IN APPLIANCES
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: No pool; Lot frontage approximately 56 feet
• Financial info: Lease not considered
• HOA & community: No community features

Exterior

• Parking: Driveway and off-street parking
• Security: No security features provided
• Utilities: Public water; Public sewer; Electric: Other
• Home design: Single-family residence; One story; House structure
• Construction: Brick construction; Composition roof; Slab foundation; Built (year source: public records)
• Exterior features: Level lot

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Other heating; Central electric air conditioning
• Interior features: Appliances: Other; No basement
• Laundry & utility: No laundry details provided

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 $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 12.7% vs local median 10.1% in Berkeley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 54/100 on livability (#774 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Berkeley Elementary School (math 4% / reading 13%, grade F, #1,050 of 1,115 statewide, top 94%, 346 students, 99% FRL); Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 70 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); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 37% of the median local income ($45k/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 + 1.6% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1949 — 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: 12.71%
• Cash-on-cash: 22.93%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $114,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6801 Knoll Ave	0.07mi	3/1.0	1,224 (+4%)	1mo	$104,900	$86	90
8302 Woodhurst Dr	0.29mi	3/1.0	1,120 (-5%)	1mo	$99,900	$89	78
8301 Pepperidge Dr	0.37mi	3/1.0	1,120 (-5%)	1mo	$139,900	$125	73
258 Williams Blvd	0.33mi	3/1.0	1,075 (-9%)	0mo	$129,900	$121	69
8513 Midwood Ave	0.59mi	3/2.0	1,176 (-0%)	0mo	$94,900	$81	68
8219 Davenport Dr	0.56mi	3/1.0	1,116 (-5%)	1mo	$115,000	$103	64
6604 Graybirch Dr	0.36mi	3/2.0	1,288 (+9%)	1mo	$124,900	$97	63
211 Frost Ave	0.44mi	3/1.0	1,066 (-10%)	2mo	$84,900	$80	62
8418 Midwood Ave	0.47mi	3/2.0	1,288 (+9%)	2mo	$125,000	$97	58
8443 Red Fir Dr	0.50mi	3/2.0	1,288 (+9%)	2mo	$32,000	$25	56
8379 Midwood Ave	0.44mi	2/1.0 (-1)	1,052 (-11%)	2mo	$89,900	$85	55
8406 January Ave	0.57mi	3/2.0	1,288 (+9%)	2mo	$160,000	$124	53

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.57×
• Total profit: $15,017
• Equity at exit: $14,150

10-year hold

• IRR: 22.1%
• Equity multiple: 2.77×
• Total profit: $46,965
• 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 63134

• Rents YoY: 1.6%
• Active inventory: 70
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$498
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $508

Break-even live

Break-even rent $753

Max offer price $94,900

Occupancy floor 59%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	43d	1	0.14mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	0.17mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	43d	1	0.17mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	19d	1	0.37mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	4d	1	0.38mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	7d	1	0.38mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	0.39mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	0.39mi
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	21d	1	0.42mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	43d	1	0.47mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	0.49mi
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	23d	1	0.51mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	43d	1	0.51mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	23d	1	0.54mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	0.54mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	0.56mi
6452 Evergreen Blvd Saint Louis, MO	3.0	2.0	1288	$1,500	$1.16	23d	1	0.57mi
8437 January Ave Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	43d	1	0.60mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	17d	1	0.62mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	43d	1	0.64mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	4d	1	0.64mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	0.64mi
8439 Alder Ave Saint Louis, MO	3.0	1.5	1176	$1,425	$1.21	23d	1	0.65mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	23d	1	0.65mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	16d	1	0.69mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	23d	1	0.71mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	23d	1	0.76mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	17d	1	0.76mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	23d	1	0.77mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	43d	1	0.77mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	0.80mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	10d	1	0.80mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	7d	1	0.81mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	43d	1	0.81mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	7d	1	0.83mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,500	$0.92	43d	1	0.84mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	43d	1	0.86mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	43d	1	0.96mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	16d	1	1.01mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	1.04mi

Listing history 11 events

1. 2026-06-18
   days on market $94,900 Active 14 DOM
2. 2026-06-17
   days on market $94,900 Active 13 DOM
3. 2026-06-16
   days on market $94,900 Active 12 DOM
4. 2026-06-15
   days on market $94,900 Active 11 DOM
5. 2026-06-13
   days on market $94,900 Active 9 DOM
6. 2026-06-13
   days on market $94,900 Active 8 DOM
7. 2026-06-09
   days on market $94,900 Active 5 DOM
8. 2026-06-08
   days on market $94,900 Active 4 DOM
9. 2026-06-07
   days on market $94,900 Active 3 DOM
10. 2026-06-05
    remarks 549-char remark
11. 2026-06-05
    listed $94,900 Active 1 DOM

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $921 · $77/mo
• Expected delta: +$226/yr (+$19/mo · 32.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,751
• − Mortgage interest: −$5,316
• − Property taxes: −$694
• − Insurance: −$474
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,761
• Taxable income: $4,826
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $4,934/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 of 324 in MO

Livability — Berkeley

• Score: 54/100
• State rank: #774
• US rank: #23800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berkeley, MO
• County: Saint Louis County · 888,823 people
• City population: 13,059
• Metro: St. Louis, MO-IL
• Population (ZIP): 13,059
• Household income: $44,680
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 655.0

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 (66%)
• Race & ethnicity: Black 66% White 17% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11%

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: ▼ -164.02%
• Current HPI: 226.9524
• Rent YoY: ▲ 1.61%
• 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

-81.9% since first listed

7 events — show timeline

• 2026-06-04 Listed $94,900 MARIS as Distributed by MLS Grid
• 2021-05-24 Sold (Public Records) $2,419,949 Public Records
• 2018-03-13 Sold (Public Records) $1,172,631 Public Records
• 2017-09-05 Price Changed $59,000 MARIS as Distributed by MLS Grid
• 2013-12-18 Sold (Public Records) $640,000 Public Records
• 2009-12-30 Sold (Public Records) $524,000 Public Records
• 1995-03-16 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2022): $694 · +0.6% YoY. Source: county tax records.