3516 Winnifred Dr · LaBarque Creek, MO 63025

$1

4 bd · 3.5 ba · 1,249 sqft · Other public records · 36 Days on market

Built 1985 5.58 ac lot

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Selling at public auction on Friday, June 26, 2026. Improvements include a 1985 Hearth stone custom log home with 4 bedrooms, & 4 baths. The main level consists of a kitchen w/ refrigerator, electric cookstove & dishwasher, dining room, great room with brick fireplace w/ insert, master bedroom, 2 full baths & laundry room. The 2nd story consists of 3 bedrooms & 2 full baths. The home has a full walkout basement & covered front porch, deep well w/ septic, 2019 Trane electric furnace w/ central air & heat pump plus a Char Master wood furnace, & metal cedar shake type roof. Other improvements include a 32'x30' unattached 2 car garage & shop (metal

Key facts

• Covered front porch
• 5.58 acre lot
• 2 garage spots

Tags

• HEARTH STONE CUSTOM LOG HOME
• FULL WALKOUT BASEMENT
• COVERED FRONT PORCH
• DEEP WELL WITH SEPTIC
• TRANE ELECTRIC FURNACE
• CENTRAL AIR AND HEAT PUMP

Property features AI

Finance

• Other: Property listed at auction; Living area reported as 1,249 (source: public records)

Exterior

• Parking: 2-car garage
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single-family residential property; One and one-half stories
• Construction: Log and stone construction
• Exterior features: Property with many trees; Approximately 5.58 acres

Interior

• Bedrooms: 4 bedrooms total; 1 bedroom on the main level; 3 bedrooms on the upper level
• Bathrooms: 4 full bathrooms total; 2 full bathrooms on the main level; 2 full bathrooms on the upper level
• Heating & cooling: Central air conditioning; Other type of heating
• Interior features: Full basement; Fireplace in the great room; One and one-half levels

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $232,306 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $1.

Deal economics

• At list price, monthly cash flow is $25 ($298/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 6.4% vs local median 2.1% in LaBarque Creek — 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 62/100 on livability (#394 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Northwest R-I (suburban): math 37% / reading 43% proficiency, ranked #128 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Springs Elem. (math 47% / reading 52%, grade D, #284 of 1,115 statewide, top 30%, 414 students, 33% FRL); Northwest High (math 26% / reading 56%, grade F, #236 of 521 statewide, top 45%, 1,841 students, 27% FRL).
• Market conditions: 141 active listings in the ZIP; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 348458.4% of price.

Recommended offer $1

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $232,306
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-36,028
• Equity at exit: $34,638

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-29,206
• Equity at exit: $20,086

Cash invested: $65,046 (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 63025

• Active inventory: 141

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$1,218
• Tax est. 1.5%: −$290 /mo · $3,485/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $25

Break-even live

Break-even rent $2,032

Max offer price $232,306

Occupancy floor 94%

Sensitivity live

Price	-10% $185	-5% $105	+0% $25	+5% $-55	+10% $-136
Rent	-10% $-138	-5% $-57	+0% $25	+5% $106	+10% $188
Rate	-1.0pp $142	-0.5pp $84	base $25	+0.5pp $-35	+1.0pp $-97

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: $58,076
• Closing costs: $6,969
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $1 Active 36 DOM
2. 2026-06-17
   days on market $1 Active 35 DOM
3. 2026-06-16
   days on market $1 Active 34 DOM
4. 2026-06-15
   days on market $1 Active 33 DOM
5. 2026-06-13
   days on market $1 Active 31 DOM
6. 2026-06-13
   days on market $1 Active 30 DOM
7. 2026-06-09
   days on market $1 Active 27 DOM
8. 2026-06-08
   days on market $1 Active 26 DOM
9. 2026-06-07
   days on market $1 Active 25 DOM
10. 2026-06-05
    days on market $1 Active 22 DOM
11. 2026-06-03
    days on market $1 Active 21 DOM
12. 2026-06-02
    days on market $1 Active 20 DOM
13. 2026-06-01
    days on market $1 Active 19 DOM
14. 2026-05-31
    days on market $1 Active 18 DOM
15. 2026-05-13
    listed $1 Active 815-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,764
• − Mortgage interest: −$13,013
• − Property taxes: −$3,485
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$6,758
• Taxable loss: −$3,615
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $1,166/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: Northwest R-I
• NCES district ID: 2922890
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $55,998
• Composite: 35.05/100
• National rank: #5034
• State rank: #128 of 324 in MO

Livability — LaBarque Creek

• Score: 62/100
• State rank: #394
• US rank: #16924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,483

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 3%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 1% Chinese 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -208.60%
• Current HPI: 203.4691
• Rent YoY: —
• Metro: —
• 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

Property tax history

+2.4%/yr

Latest (2025): $3,233 · +7.4% YoY. Source: county tax records.