1659 Pepperwood Dr · Maryland Heights, MO 63146

$299,000

4 bd · 2.0 ba · 1,987 sqft · SingleFamily public records · 40 Days on market

Built 1961 0.29 ac lot Est $318k · 6% under $1/mo HOA

---

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 +12.4/30.0
• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• Schools +5.1/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

Terrific 5 bedrooms, 2 bath ranch style home with a level yard within walking distance of community pool, Ross Elementary School, grocery, shopping and so much more. Upon entry, you're greeted with new foyer flooring, freshly painted walls and new carpet. Clean, fresh and move in ready. Open Living room with bay window expands into the dining room. Updated kitchen with freshly painted cabinets, 12” ceramic tile flooring and updated cooktop. Opening to the family room with wood burning fireplace and sliding door to large patio and level yard with mature landscaping. Master suite offers updated bath, dressing table and walk-in closet. 4 spacious secondary bedrooms, large laundry room with attached 2 car garage. Other updates include: Roof, gutters, downspouts, vinyl siding, retaining wall, windows, heating/cooling, bathrooms and lighting to name a few. This home is available to be seen daily by appointment. Don't delay!

Key facts

• 0.29 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Property type: Residential; Above-grade living area reported as 1,987 (assessor)
• HOA & community: Robinwood HOA with an annual fee of $6; Community pool; HOA fee covers common area maintenance

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Single family residence; One level
• Construction: Brick and vinyl siding construction
• Exterior features: Patio; Back yard fencing; Back yard

Interior

• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Radiant floor heating; Central air conditioning; Ceiling fans
• Interior features: Fireplace in family room (wood burning); Ceiling fan(s); Central air
• Laundry & utility: Laundry room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-48 ($-573/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (18.2% below list).
• Recommended offer: $245k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% in Maryland Heights — 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 71/100 on livability (#101 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute 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); 173 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 0.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $195k; list at $299k implies a 53% gain — meaningful room to come down on a strong offer.

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 $244,717 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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: 0.82% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $317,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12558 Westport Dr	0.16mi	4/2.0	1,977 (-0%)	5mo	$350,000	$177	88
12597 Fee Fee Rd	0.09mi	3/2.0 (-1)	1,949 (-2%)	4mo	$270,000	$139	84
1770 Round Robin Ct	0.21mi	3/2.5 (-1)	2,099 (+6%)	1mo	$325,000	$155	73
1559 Fontana Dr	0.22mi	3/2.0 (-1)	1,887 (-5%)	5mo	$334,500	$177	73
12725 Bennington Common Ln	0.48mi	3/2.5 (-1)	2,055 (+3%)	1mo	$299,900	$146	64
12363 Merrick Dr	0.60mi	4/2.0	1,906 (-4%)	2mo	$295,000	$155	63
1503 Papillon Dr	0.26mi	3/2.0 (-1)	1,774 (-11%)	3mo	$379,900	$214	63
12380 Harundale Ct	0.53mi	4/2.0	1,756 (-12%)	1mo	$399,900	$228	55
12508 Larkwood Dr	0.62mi	4/2.0	1,834 (-8%)	6mo	$350,000	$191	53
12476 Sparrowwood Dr	0.51mi	3/3.0 (-1)	2,189 (+10%)	4mo	$349,900	$160	46
12792 Bennington Common Ln	0.52mi	3/3.0 (-1)	1,720 (-13%)	1mo	$265,000	$154	43
12664 Markaire Dr	0.73mi	3/3.0 (-1)	2,275 (+14%)	1mo	$365,000	$160	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 22.9%
• Equity multiple: 2.82×
• Total profit: $152,616
• Equity at exit: $269,363

10-year hold

• IRR: 19.8%
• Equity multiple: 6.24×
• Total profit: $438,947
• Equity at exit: $580,891

Cash invested: $83,720 (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: 173
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,447 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$287 /mo · $3,449/yr
• Insurance: −$125
• HOA: −$1
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-48

Break-even live

Break-even rent $2,508

Max offer price $290,568

Occupancy floor 97%

Sensitivity live

Price	-10% $122	-5% $37	+0% $-48	+5% $-132	+10% $-217
Rent	-10% $-241	-5% $-144	+0% $-48	+5% $49	+10% $146
Rate	-1.0pp $103	-0.5pp $28	base $-48	+0.5pp $-125	+1.0pp $-204

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$3,091	$2.85	0d	6	0.38mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$2,128	$2.14	0d	24	0.38mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,867	$2.85	0d	10	0.45mi
12806 Willowyck Dr Saint Louis, MO	3.0	2.0	1456	$2,500	$1.72	45d	1	0.48mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,131	$1.36	0d	1	0.64mi
12533 Starspur Ln Saint Louis, MO	4.0	4.0	1982	$2,795	$1.41	4d	1	0.72mi
1638 Prestonpark Ln Saint Louis, MO	3.0	2.5	1734	$2,610	$1.51	45d	1	0.74mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,695	$1.90	12d	5	0.75mi
1308 Palm Ridge Ct Saint Louis, MO	3.0	2.0	1652	$2,400	$1.45	0d	1	0.75mi
11864 Featherwood Dr Saint Louis, MO	3.0	3.0	1460	$2,600	$1.78	0d	1	1.22mi
1145 Mackinac Dr Saint Louis, MO	4.0	2.5	1588	$2,490	$1.57	0d	1	1.24mi
807 Cross Creek Dr Creve Coeur, MO	3.0	1.0–2.5	1066	$1,989	$1.86	0d	36	1.49mi

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: landscapingpool

Listing history 9 events

1. 2026-04-20
   historical Active Under Contract
2. 2026-04-16
   listed $299,000 Active
3. 2026-04-13
   historical $299,000
4. 2018-03-06
   soldstatus $195,000
5. 2018-03-05
   status Pending 939-char remark

   Show marketing remark (939 chars)

   Terrific 5 bedrooms, 2 bath ranch style home with a level yard within walking distance of community pool, Ross Elementary School, grocery, shopping and so much more. Upon entry, you're greeted with new foyer flooring, freshly painted walls and new carpet. Clean, fresh and move in ready. Open Living room with bay window expands into the dining room. Updated kitchen with freshly painted cabinets, 12” ceramic tile flooring and updated cooktop. Opening to the family room with wood burning fireplace and sliding door to large patio and level yard with mature landscaping. Master suite offers updated bath, dressing table and walk-in closet. 4 spacious secondary bedrooms, large laundry room with attached 2 car garage. Other updates include: Roof, gutters, downspouts, vinyl siding, retaining wall, windows, heating/cooling, bathrooms and lighting to name a few. This home is available to be seen daily by appointment. Don't delay!

6. 2018-02-03
   soldstatus Closed 939-char remark

   Show marketing remark (939 chars)

   Terrific 5 bedrooms, 2 bath ranch style home with a level yard within walking distance of community pool, Ross Elementary School, grocery, shopping and so much more. Upon entry, you're greeted with new foyer flooring, freshly painted walls and new carpet. Clean, fresh and move in ready. Open Living room with bay window expands into the dining room. Updated kitchen with freshly painted cabinets, 12” ceramic tile flooring and updated cooktop. Opening to the family room with wood burning fireplace and sliding door to large patio and level yard with mature landscaping. Master suite offers updated bath, dressing table and walk-in closet. 4 spacious secondary bedrooms, large laundry room with attached 2 car garage. Other updates include: Roof, gutters, downspouts, vinyl siding, retaining wall, windows, heating/cooling, bathrooms and lighting to name a few. This home is available to be seen daily by appointment. Don't delay!

7. 2018-01-09
   historical Contingent (No Kickout) 939-char remark

   Show marketing remark (939 chars)

   Terrific 5 bedrooms, 2 bath ranch style home with a level yard within walking distance of community pool, Ross Elementary School, grocery, shopping and so much more. Upon entry, you're greeted with new foyer flooring, freshly painted walls and new carpet. Clean, fresh and move in ready. Open Living room with bay window expands into the dining room. Updated kitchen with freshly painted cabinets, 12” ceramic tile flooring and updated cooktop. Opening to the family room with wood burning fireplace and sliding door to large patio and level yard with mature landscaping. Master suite offers updated bath, dressing table and walk-in closet. 4 spacious secondary bedrooms, large laundry room with attached 2 car garage. Other updates include: Roof, gutters, downspouts, vinyl siding, retaining wall, windows, heating/cooling, bathrooms and lighting to name a few. This home is available to be seen daily by appointment. Don't delay!

8. 2017-12-29
   listed $200,000 Active 939-char remark

   Show marketing remark (939 chars)

   Terrific 5 bedrooms, 2 bath ranch style home with a level yard within walking distance of community pool, Ross Elementary School, grocery, shopping and so much more. Upon entry, you're greeted with new foyer flooring, freshly painted walls and new carpet. Clean, fresh and move in ready. Open Living room with bay window expands into the dining room. Updated kitchen with freshly painted cabinets, 12” ceramic tile flooring and updated cooktop. Opening to the family room with wood burning fireplace and sliding door to large patio and level yard with mature landscaping. Master suite offers updated bath, dressing table and walk-in closet. 4 spacious secondary bedrooms, large laundry room with attached 2 car garage. Other updates include: Roof, gutters, downspouts, vinyl siding, retaining wall, windows, heating/cooling, bathrooms and lighting to name a few. This home is available to be seen daily by appointment. Don't delay!

9. 1964-04-08
   soldstatus

ⓘ 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: $3,449 · $287/mo
• Projected year-2 tax: $3,449 · $287/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 · 21 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: $29,366
• − Mortgage interest: −$16,749
• − Property taxes: −$3,449
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − HOA: −$12
• − Depreciation: −$8,698
• Taxable loss: −$5,735
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $804/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 — Maryland Heights

• Score: 71/100
• State rank: #101
• US rank: #6808

Category grades

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

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

+49.5% since first listed

9 events — show timeline

• 2026-04-20 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-16 Listed $299,000 MARIS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $299,000 MARIS as Distributed by MLS Grid
• 2018-03-06 Sold (Public Records) $195,000 Public Records
• 2018-03-05 Pending — MARIS as Distributed by MLS Grid
• 2018-02-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-01-09 Contingent — MARIS as Distributed by MLS Grid
• 2017-12-29 Listed $200,000 MARIS as Distributed by MLS Grid
• 1964-04-08 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2022): $3,449 · +0.7% YoY. Source: county tax records.