6255 Hancock Ave · Berkeley, MO 63134

$69,900

4 bd · 1.0 ba · 1,575 sqft · SingleFamily public records · 82 Days on market

Built 1949 5,501 sqft lot $44/sqft · 33% below area Est $140k · 50% under ↓ 23% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

2100 sq ft of living space! This would be a great rental or flip. Let's find this home a new owner. New Siding and soffit! Wood floors. Beautifully updated main bath. The furnace is 6 years old. Privacy Fence. Newer vinyl windows. The Roof is 10 years old. 6255 Hancock Ave is a diamond that still needs to be cut and polished. Please read agent-only notes. Please reach out for more details. I have a video I can share.

Key facts

• New siding
• Newer vinyl windows
• Wood floors

Tags

• NEW SIDING
• PRIVACY FENCE
• NEWER VINYL WINDOWS
• WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 9.9% in Berkeley — 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 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: Johnson Wabash 6Th Grade Ctr (math 2% / reading 8%, grade F, #387 of 391 statewide, top 99%, 323 students, 99% FRL); Ferguson Middle (math 3% / reading 14%, grade F, #376 of 391 statewide, top 96%, 615 students, 100% 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); 71 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. 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: 2.15% ✓
• Cap rate: 18.60%
• Cash-on-cash: 43.94%
• DSCR: 2.96
• GRM: 3.9

CMA / ARV

• ARV (median comp): $139,756
• List price: $69,900
• Delta: -46.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8408 Buckthorn Dr	0.32mi	4/2.0	1,648 (+5%)	10mo	$89,900	$55	65
6239 Evergreen Blvd	0.06mi	3/2.0 (-1)	1,469 (-7%)	19mo	$75,000	$51	61
6539 Alder Ave	0.46mi	3/2.0 (-1)	1,588 (+1%)	13mo	$64,000	$40	58
6701 Alder Ave	0.61mi	4/1.5	1,536 (-2%)	10mo	$145,400	$95	57
6515 Alder Ave	0.41mi	4/1.5	1,498 (-5%)	19mo	$129,950	$87	55
8340 Pepperidge Dr	0.41mi	3/2.0 (-1)	1,540 (-2%)	16mo	$75,000	$49	55
6136 Jefferson Ave	0.31mi	3/1.0 (-1)	1,389 (-12%)	8mo	$85,000	$61	54
6612 Bitteroot Ln	0.45mi	3/2.0 (-1)	1,488 (-6%)	20mo	$105,000	$71	44
6706 Alder Ave	0.62mi	3/2.0 (-1)	1,428 (-9%)	3mo	$155,500	$109	44
8531 Midwood Ave	0.57mi	3/2.0 (-1)	1,468 (-7%)	15mo	$154,900	$106	40
8018 Aline Ave	0.66mi	3/2.0 (-1)	1,445 (-8%)	19mo	$114,900	$80	30
6616 Dunwold Dr	0.71mi	3/2.0 (-1)	1,348 (-14%)	8mo	$155,000	$115	27

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: 39.3%
• Equity multiple: 2.65×
• Total profit: $32,259
• Equity at exit: $10,422

10-year hold

• IRR: 45.0%
• Equity multiple: 5.02×
• Total profit: $78,649
• Equity at exit: $6,044

Cash invested: $19,572 (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: 71
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$367
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $717

Break-even live

Break-even rent $597

Max offer price $69,900

Occupancy floor 47%

Sensitivity live

Price	-10% $756	-5% $736	+0% $717	+5% $697	+10% $677
Rent	-10% $598	-5% $657	+0% $717	+5% $776	+10% $836
Rate	-1.0pp $752	-0.5pp $734	base $717	+0.5pp $699	+1.0pp $680

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8439 Alder Ave Saint Louis, MO	3.0	1.5	1176	$1,425	$1.21	25d	1	0.32mi
6452 Evergreen Blvd Saint Louis, MO	3.0	2.0	1288	$1,500	$1.16	25d	1	0.35mi
8437 January Ave Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	45d	1	0.46mi
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	23d	1	0.59mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,500	$0.92	45d	1	0.63mi
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	25d	1	0.75mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	9d	1	0.77mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	0d	1	0.77mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	45d	1	0.97mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	22d	1	1.11mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	1.18mi
1131 N Florissant Rd Saint Louis, MO	3.0	1.0	1580	$1,390	$0.88	25d	1	1.28mi
1131 N Florissant Rd Saint Louis, MO	3.0	1.0	1580	$1,390	$0.88	0d	1	1.28mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	25d	1	1.36mi
406 Tiffin Ave Ferguson, MO	4.0	1.0	1888	$1,525	$0.81	45d	1	1.40mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	45d	1	1.42mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	25d	1	1.46mi

Listing history 19 events

1. 2026-06-22
   price $69,900 Active 82 DOM
2. 2026-06-21
   days on market $75,000 Active 82 DOM
3. 2026-06-18
   days on market $75,000 Active 79 DOM
4. 2026-06-17
   days on market $75,000 Active 78 DOM
5. 2026-06-16
   days on market $75,000 Active 77 DOM
6. 2026-06-15
   days on market $75,000 Active 76 DOM
7. 2026-06-13
   days on market $75,000 Active 74 DOM
8. 2026-06-13
   days on market $75,000 Active 73 DOM
9. 2026-06-09
   days on market $75,000 Active 70 DOM
10. 2026-06-08
    days on market $75,000 Active 69 DOM
11. 2026-06-07
    days on market $75,000 Active 68 DOM
12. 2026-06-05
    days on market $75,000 Active 65 DOM
13. 2026-06-03
    days on market $75,000 Active 64 DOM
14. 2026-06-02
    days on market $75,000 Active 63 DOM
15. 2026-06-01
    days on market $75,000 Active 62 DOM
16. 2026-05-31
    days on market $75,000 Active 61 DOM
17. 2026-04-29
    price $75,000 420-char remark

    Show marketing remark (420 chars)

    2100 sq ft of living space! This would be a great rental or flip. Let's find this home a new owner. New Siding and soffit! Wood floors. Beautifully updated main bath. The furnace is 6 years old. Privacy Fence. Newer vinyl windows. The Roof is 10 years old. 6255 Hancock Ave is a diamond that still needs to be cut and polished. Please read agent-only notes. Please reach out for more details. I have a video I can share.

18. 2026-04-10
    price $90,000 420-char remark

    Show marketing remark (420 chars)

    2100 sq ft of living space! This would be a great rental or flip. Let's find this home a new owner. New Siding and soffit! Wood floors. Beautifully updated main bath. The furnace is 6 years old. Privacy Fence. Newer vinyl windows. The Roof is 10 years old. 6255 Hancock Ave is a diamond that still needs to be cut and polished. Please read agent-only notes. Please reach out for more details. I have a video I can share.

19. 2026-03-31
    listed $97,500 Active 420-char remark

    Show marketing remark (420 chars)

    2100 sq ft of living space! This would be a great rental or flip. Let's find this home a new owner. New Siding and soffit! Wood floors. Beautifully updated main bath. The furnace is 6 years old. Privacy Fence. Newer vinyl windows. The Roof is 10 years old. 6255 Hancock Ave is a diamond that still needs to be cut and polished. Please read agent-only notes. Please reach out for more details. I have a video I can share.

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $915 · $76/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 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: $18,055
• − Mortgage interest: −$3,915
• − Property taxes: −$915
• − Insurance: −$350
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$2,033
• Taxable income: $7,953
• Est. tax owed @ 24.0%: −$1,909
• After-tax cash flow: $6,691/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

-23.1% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2026-03-31 Listed $97,500 MARIS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2022): $915 · +0.7% YoY. Source: county tax records.