12806 Portulaca Dr Unit B · Creve Coeur, MO 63146

$125,000

2 bd · 2.0 ba · 868 sqft · Condo public records · 2 Days on market

Built 1984 $144/sqft · 6% below area Est $133k · 6% under $380/mo HOA · 23% of rent

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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 +19.1/30.0
• ARV discount +10.3/15.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• DSCR +6.0/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

Welcome home to your beautifully updated ground level 2 bedroom/2bath condo in a highly sought after Fern Ridge Condominiums! This condo features all new paint throughout and gorgeous bamboo flooring through the living room and kitchen. Kitchen features also include updated cabinets and stainless steel appliances! Both bedrooms come complete with new carpeting and fresh paint and don't miss the updated bathrooms! This condo also has updated utilities and comes with a washer/dryer. Also, don't forget to check out the swimming pool and walking trails!

Key facts

• $380 HOA
• Community pool
• Built 1984

Property features AI

Finance

• Other: Outdoor pool on the property
• Financial info: Lease not considered; Seller may consider concessions
• HOA & community: HOA: Portulaca; Monthly HOA fee of $380; HOA amenities include pool; HOA covers maintenance of grounds and exterior, pool maintenance, roof, sewer, snow removal, trash, and water

Exterior

• Utilities: Public water; Public sewer; Electricity connected (single phase, 220 volts); Natural gas connected; Cable available; Water connected
• Home design: Residential condominium; Attached property; One level
• Construction: Frame construction; Slab foundation
• Exterior features: Private backyard; Storage

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Disposal; Ice maker; Microwave; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan; Pantry; Blinds
• Laundry & utility: In-unit laundry (stacked washer/dryer)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 7.6% vs local median 2.7% in Creve Coeur — 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 81/100 on livability (#16 in MO, #1,519 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, commute A-; Watch: amenities C-, cost of living F.
• Parkway C-2 (suburban): math 49% / reading 62% proficiency, ranked #18 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Ross Elem. (math 27% / reading 42%, grade F, #676 of 1,115 statewide, top 66%, 385 students, 32% FRL); North High (math 35% / reading 70%, grade C-, #89 of 521 statewide, top 17%, 1,074 students, 34% FRL) — zoned schools average 33% FRL vs 14% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 56% district-wide (-12 pts) — the specific schools serving this property underperform the Parkway C-2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 170 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 6.2

CMA / ARV

• ARV (median comp): $133,259
• List price: $125,000
• Delta: -6.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.05×
• Total profit: $71,804
• Equity at exit: $112,610

10-year hold

• IRR: 21.9%
• Equity multiple: 6.61×
• Total profit: $196,457
• Equity at exit: $242,848

Cash invested: $35,000 (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 63146

• Home prices YoY: 4.9%
• Rents YoY: -3.0%
• Active inventory: 170
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$656
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$52
• HOA: −$380
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $132

Break-even live

Break-even rent $1,514

Max offer price $125,000

Occupancy floor 87%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 Mariners Point Dr Creve Coeur, MO	1.0–2.0	1.0–1.5	942	$1,815	$1.93	1d	7	0.41mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,188	$1.54	10d	5	0.55mi
2037 Chablis Dr Saint Louis, MO	1.0–2.0	1.0–1.5	780	$1,588	$2.04	1d	68	1.14mi
1173 Pompeii Dr Chesterfield, MO	1.0–2.0	1.0–2.0	950	$1,799	$1.89	1d	23	1.27mi
807 Cross Creek Dr Creve Coeur, MO	3.0	1.0–2.5	1066	$1,609	$1.51	3d	39	1.27mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$1,684	$1.70	1d	23	1.31mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$2,258	$2.09	1d	6	1.38mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,294	$2.28	1d	10	1.44mi
2207 Summerhouse Dr St. Louis, MO	1.0–3.0	1.0–2.0	804	$1,304	$1.62	3d	21	1.46mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-16
   status Pending 844-char remark
2. 2026-05-15
   listed $125,000 Active 844-char remark
3. 2026-05-11
   historical $125,000 844-char remark
4. 2019-07-15
   soldstatus $105,000
5. 2019-07-11
   soldstatus Closed 560-char remark

   Show marketing remark (560 chars)

   Welcome home to your beautifully updated ground level 2 bedroom/2bath condo in a highly sought after Fern Ridge Condominiums! This condo features all new paint throughout and gorgeous bamboo flooring through the living room and kitchen. Kitchen features also include updated cabinets and stainless steel appliances! Both bedrooms come complete with new carpeting and fresh paint and don't miss the updated bathrooms! This condo also has updated utilities and comes with a washer/dryer. Also, don't forget to check out the swimming pool and walking trails!

6. 2019-06-11
   status Pending 560-char remark

   Show marketing remark (560 chars)

   Welcome home to your beautifully updated ground level 2 bedroom/2bath condo in a highly sought after Fern Ridge Condominiums! This condo features all new paint throughout and gorgeous bamboo flooring through the living room and kitchen. Kitchen features also include updated cabinets and stainless steel appliances! Both bedrooms come complete with new carpeting and fresh paint and don't miss the updated bathrooms! This condo also has updated utilities and comes with a washer/dryer. Also, don't forget to check out the swimming pool and walking trails!

7. 2019-06-07
   listed $105,000 Active 560-char remark

   Show marketing remark (560 chars)

   Welcome home to your beautifully updated ground level 2 bedroom/2bath condo in a highly sought after Fern Ridge Condominiums! This condo features all new paint throughout and gorgeous bamboo flooring through the living room and kitchen. Kitchen features also include updated cabinets and stainless steel appliances! Both bedrooms come complete with new carpeting and fresh paint and don't miss the updated bathrooms! This condo also has updated utilities and comes with a washer/dryer. Also, don't forget to check out the swimming pool and walking trails!

8. 2010-06-16
   soldstatus $96,000
9. 2003-11-26
   soldstatus $92,500
10. 1999-02-12
    soldstatus $59,500
11. 1998-04-29
    soldstatus $58,000
12. 1995-08-08
    soldstatus $45,000
13. 1988-10-01
    soldstatus $60,000
14. 1984-07-01
    soldstatus $51,990

ⓘ 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: $1,305 · $109/mo
• Projected year-2 tax: $1,305 · $109/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 ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,182
• − Mortgage interest: −$7,002
• − Property taxes: −$1,305
• − Insurance: −$625
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − HOA: −$4,560
• − Depreciation: −$3,636
• Taxable loss: −$176
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $1,629/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: Parkway C-2
• NCES district ID: 2923580
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 62% ▼ -2.00%
• Median HH income: $83,551
• Composite: 50.5/100
• National rank: #1851
• State rank: #18 of 324 in MO

Livability — Creve Coeur

• Score: 81/100
• State rank: #16
• US rank: #1519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 21,924
• Metro: St. Louis, MO-IL
• Population (ZIP): 30,678
• Household income: $84,756
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1156.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Asian 17% Black 13% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 2%
• Foreign-born: 19% · China, South Korea, Canada
• Languages at home: 79% English-only · Other Asian/Pacific 7% Other Indo-European 4% Chinese 3%

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: ▲ 33.10%
• Current HPI: 711.49
• Rent YoY: ▼ -2.96%
• 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

+140.4% since first listed

14 events — show timeline

• 2026-05-16 Pending — MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $125,000 MARIS as Distributed by MLS Grid
• 2026-05-11 Coming Soon $125,000 MARIS as Distributed by MLS Grid
• 2019-07-15 Sold (Public Records) $105,000 Public Records
• 2019-07-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-06-11 Pending — MARIS as Distributed by MLS Grid
• 2019-06-07 Listed $105,000 MARIS as Distributed by MLS Grid
• 2010-06-16 Sold (Public Records) $96,000 Public Records
• 2003-11-26 Sold (Public Records) $92,500 Public Records
• 1999-02-12 Sold (Public Records) $59,500 Public Records
• 1998-04-29 Sold (Public Records) $58,000 Public Records
• 1995-08-08 Sold (Public Records) $45,000 Public Records
• 1988-10-01 Sold (Public Records) $60,000 Public Records
• 1984-07-01 Sold (Public Records) $51,990 Public Records

Property tax history

+3.0%/yr

Latest (2022): $1,305 · +0.7% YoY. Source: county tax records.