12087 Trampe Heights Ln · Spanish Lake, MO 63138

$109,000

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 32 Days on market

Built 1978 7,362 sqft lot Est $117k · 7% under

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Why this score? — see what drove the C+ 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 +27.7/30.0
• ARV discount +10.6/15.0
• DSCR +9.7/10.0
• 1% rule +7.8/10.0
• 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

Property to be sold as is condition. Great ranch house with 3 bedrooms and 3 full baths . All offers to be written on special sales contract and Seller will not provide any inspections or perform any work including municipal occupancy inspection.

Key facts

• 7,362 sq ft lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 7.9% in Spanish Lake — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 East High (math 5% / reading 21%, grade F, #495 of 521 statewide, top 95%, 1,264 students, 66% FRL) — zoned schools average 82% FRL vs 53% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.5%/yr); 101 active listings in the ZIP; 26 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; 38% 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 $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.57
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $117,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12336 Santa Maria Dr	0.29mi	3/1.0	1,020 (-4%)	1mo	$125,000	$123	75
1321 Dominica Dr	0.29mi	3/1.0	1,012 (-5%)	2mo	$124,900	$123	72
12371 Pinta Dr	0.33mi	3/1.0	1,020 (-4%)	3mo	$72,900	$71	72
12019 Krenning Ln	0.22mi	3/1.0	930 (-13%)	1mo	$119,900	$129	64
1459 Redman Blvd	0.42mi	3/1.5	1,150 (+8%)	2mo	$115,000	$100	64
1459 Cove Ln	0.48mi	3/1.5	988 (-7%)	3mo	$79,900	$81	62
1516 Farmview Ave	0.41mi	3/1.5	1,156 (+9%)	4mo	$130,000	$112	61
1202 Laredo Ave	0.53mi	3/2.0	1,152 (+8%)	2mo	$99,500	$86	60
12020 Lavida Ave	0.48mi	4/2.0 (+1)	1,144 (+8%)	4mo	$179,900	$157	57
1131 Maple Ave Unit A	0.61mi	3/1.0	1,000 (-6%)	4mo	$109,900	$110	54
1018 Lakeview Ave	0.65mi	3/1.0	1,137 (+7%)	2mo	$95,000	$84	52
1135 Cove Ln	0.67mi	2/1.0 (-1)	936 (-12%)	2mo	$85,000	$91	38

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-780
• Equity at exit: $16,252

10-year hold

• IRR: 5.5%
• Equity multiple: 1.35×
• Total profit: $10,639
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$572
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $329

Break-even live

Break-even rent $976

Max offer price $109,000

Occupancy floor 71%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	12d	1	0.18mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	23d	1	0.19mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	43d	1	0.20mi
11930 Criterion Ave Saint Louis, MO	3.0	1.0	816	$1,350	$1.65	43d	1	0.29mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	43d	1	0.31mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	43d	1	0.39mi
1459 Redman Blvd Saint Louis, MO	4.0	1.5	1150	$1,550	$1.35	20d	1	0.39mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	4d	1	0.43mi
11891 Bridgevale Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	23d	1	0.44mi
1359 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,427	$1.54	2d	1	0.47mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	1d	9	0.47mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	23d	1	0.48mi
1202 Laredo Ave Saint Louis, MO	3.0	2.0	1152	$1,450	$1.26	16d	1	0.51mi
11726 Criterion Ave Saint Louis, MO	3.0	2.0	1205	$1,420	$1.18	23d	1	0.60mi
1223 Walker Ave Saint Louis, MO	4.0	1.0	936	$1,800	$1.92	43d	1	0.62mi
12367 Horizon Village Dr Unit 12367 I St. Louis, MO	2.0	1.0	836	$995	$1.19	23d	1	0.63mi
1218 Walker Ave Saint Louis, MO	3.0	1.0	936	$1,275	$1.36	23d	1	0.64mi
1132 Redman Blvd Saint Louis, MO	4.0	1.0	1080	$1,195	$1.11	43d	1	0.64mi
11921 Larimore Rd Saint Louis, MO	3.0	1.0	1078	$1,100	$1.02	43d	1	0.69mi
12401 Horizon Village Dr Unit 12415 A St. Louis, MO	2.0	1.0	836	$995	$1.19	43d	1	0.70mi
1172 June Ave Saint Louis, MO	4.0	2.0	1142	$1,400	$1.23	43d	1	0.72mi
1141 Scott Ave Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	21d	1	0.79mi
1310 Petite Dr Saint Louis, MO	3.0	1.5	1407	$1,495	$1.06	23d	1	0.97mi
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,325	$1.23	1d	3	1.00mi
11185 Oak Parkway Ln St. Louis, MO	2.0–3.0	2.0	1412	$1,075	$0.76	1d	1	1.13mi
1911 Redman Rd Saint Louis, MO	3.0	1.0	1454	$1,495	$1.03	2d	1	1.19mi

Listing history 10 events

1. 2025-01-06
   status Pending
2. 2025-01-02
   price $109,000
3. 2024-12-06
   listed $116,000 Active
4. 2024-02-02
   historical
5. 2024-01-25
   status Active
6. 2024-01-14
   status Pending
7. 2023-12-23
   price $109,000
8. 2023-12-17
   listed $119,000 Active
9. 1997-07-11
   soldstatus
10. 1992-04-29
    soldstatus $78,900

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $1,846 · $154/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: $16,701
• − Mortgage interest: −$6,106
• − Property taxes: −$1,846
• − Insurance: −$545
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$3,171
• Taxable income: $2,361
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $3,377/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

+38.1% since first listed

10 events — show timeline

• 2025-01-06 Pending — MARIS as Distributed by MLS Grid
• 2025-01-02 Price Changed $109,000 MARIS as Distributed by MLS Grid
• 2024-12-06 Listed $116,000 MARIS as Distributed by MLS Grid
• 2024-02-02 Delisted — MARIS as Distributed by MLS Grid
• 2024-01-25 Relisted — MARIS as Distributed by MLS Grid
• 2024-01-14 Pending — MARIS as Distributed by MLS Grid
• 2023-12-23 Price Changed $109,000 MARIS as Distributed by MLS Grid
• 2023-12-17 Listed $119,000 MARIS as Distributed by MLS Grid
• 1997-07-11 Sold (Public Records) — Public Records
• 1992-04-29 Sold (Public Records) $78,900 Public Records

Property tax history

+0.1%/yr

Latest (2022): $1,846 · +1.5% YoY. Source: county tax records.