1718 Herault Pl Unit B · Lemay, MO 63125

$89,900

2 bd · 1.0 ba · 824 sqft · Condo public records · 62 Days on market

Built 1967 $109/sqft · 11% above area Est $81k · 11% over $357/mo HOA · 29% of rent

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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 +15.7/30.0
• 1% rule +8.8/10.0
• DSCR +4.8/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ground-floor Parc Lorraine condo offers the perfect blend of comfort and accessibility with no-step, single-level floor plan. The 2-bedroom/1-bath unit has an open-concept living/dining area, that flows to a kitchen with breakfast bar, new dishwasher (2025), and newer refrigerator. This unit boasts dual access to a spacious covered porch from both the kitchen and primary bedroom, creating a seamless indoor-outdoor flow. Storage is a breeze with an oversized hall closet and an exterior storage unit off the porch. Central AC with heat pump. Laundry for the building is conveniently located across the hall. As a resident, you’ll enjoy access to the clubhouse and large association pool, perfect for summer relaxation. One reserved parking spot with easy access to unit and loads of visitor parking out front. Passed Occupancy Inspection. Located just minutes from I-55, Jefferson Barracks, Grant’s Trail, and shopping options, this move-in-ready home delivers a low-maintenance lifestyle in a premier South County location. Exceptional value in one of the area’s most established communities! Stop renting, start owning.

Key facts

• $357 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $39 ($469/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.3% in Lemay — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#213 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D+.
• Mehlville R-IX (suburban): math 31% / reading 48% proficiency, ranked #126 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 148 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.38% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 6.0

CMA / ARV

• ARV (median comp): $80,946
• List price: $89,900
• Delta: 11.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-11,864
• Equity at exit: $13,404

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-6,254
• Equity at exit: $7,773

Cash invested: $25,172 (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 63125

• Active inventory: 148
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$471
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$37
• HOA: −$357
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $39

Break-even live

Break-even rent $1,190

Max offer price $89,900

Occupancy floor 92%

Sensitivity live

Price	-10% $90	-5% $65	+0% $39	+5% $14	+10% $-12
Rent	-10% $-59	-5% $-10	+0% $39	+5% $88	+10% $137
Rate	-1.0pp $84	-0.5pp $62	base $39	+0.5pp $16	+1.0pp $-8

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9954 Meadow Ave Saint Louis, MO	2.0	1.0	1100	$1,050	$0.95	5d	1	0.55mi
9964 Meadow Ave Saint Louis, MO	1.0	1.0	950	$775	$0.82	9d	1	0.55mi
152 W Etta Ave Saint Louis, MO	2.0	1.0	936	$1,274	$1.36	9d	1	0.63mi
1269 Mangrove Ln St. Louis, MO	1.0–2.0	1.0–2.0	962	$1,649	$1.71	0d	7	0.73mi
274 Kingston Dr St. Louis, MO	2.0	1.0	522	$1,149	$2.20	0d	4	0.74mi
127 E Holden Ave Saint Louis, MO	2.0	1.0	1044	$1,200	$1.15	45d	1	0.81mi
315 Sigsbee Ave Saint Louis, MO	2.0	1.0	700	$850	$1.21	23d	1	0.86mi
709 Dammert Ave Unit Labs St. Louis, MO	2.0	1.5	800	$1,100	$1.38	45d	1	1.08mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	0d	1	1.15mi
1908 Via Veneto Dr St. Louis, MO	1.0–2.0	1.0	800	$1,021	$1.28	3d	3	1.18mi
3605 Traceyrich Rd St. Louis, MO	2.0	2.0	972	$1,650	$1.70	45d	1	1.21mi
207 Waller Ave Saint Louis, MO	2.0	1.0	900	$1,075	$1.19	25d	1	1.26mi
2819 Lemay Ferry Rd Unit B St. Louis, MO	1.0	1.0	650	$950	$1.46	19d	1	1.28mi
3633 Shores Dr Saint Louis, MO	3.0	2.0	884	$1,920	$2.17	16d	1	1.29mi
4205 Fatima Dr Unit 4236-4 St. Louis, MO	1.0	1.0	800	$925	$1.16	0d	1	1.40mi
4236 Fatima Dr Apt 4 St. Louis, MO	1.0	1.0	800	$925	$1.16	12d	1	1.43mi

HOA detail condo

• Monthly dues: $357 · $4,284/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-13
   statusdays on market $89,900 Pending 62 DOM
2. 2026-06-09
   days on market $89,900 Active 61 DOM
3. 2026-06-08
   days on market $89,900 Active 60 DOM
4. 2026-06-07
   days on market $89,900 Active 59 DOM
5. 2026-06-03
   days on market $89,900 Active 55 DOM
6. 2026-06-02
   days on market $89,900 Active 54 DOM
7. 2026-06-01
   days on market $89,900 Active 53 DOM
8. 2026-05-31
   days on market $89,900 Active 52 DOM
9. 2026-05-14
   price $89,900 1147-char remark

   Show marketing remark (1147 chars)

   This ground-floor Parc Lorraine condo offers the perfect blend of comfort and accessibility with no-step, single-level floor plan. The 2-bedroom/1-bath unit has an open-concept living/dining area, that flows to a kitchen with breakfast bar, new dishwasher (2025), and newer refrigerator. This unit boasts dual access to a spacious covered porch from both the kitchen and primary bedroom, creating a seamless indoor-outdoor flow. Storage is a breeze with an oversized hall closet and an exterior storage unit off the porch. Central AC with heat pump. Laundry for the building is conveniently located across the hall. As a resident, you’ll enjoy access to the clubhouse and large association pool, perfect for summer relaxation. One reserved parking spot with easy access to unit and loads of visitor parking out front. Passed Occupancy Inspection. Located just minutes from I-55, Jefferson Barracks, Grant’s Trail, and shopping options, this move-in-ready home delivers a low-maintenance lifestyle in a premier South County location. Exceptional value in one of the area’s most established communities! Stop renting, start owning.

10. 2026-04-10
    listed $105,000 Active 1147-char remark

    Show marketing remark (1147 chars)

    This ground-floor Parc Lorraine condo offers the perfect blend of comfort and accessibility with no-step, single-level floor plan. The 2-bedroom/1-bath unit has an open-concept living/dining area, that flows to a kitchen with breakfast bar, new dishwasher (2025), and newer refrigerator. This unit boasts dual access to a spacious covered porch from both the kitchen and primary bedroom, creating a seamless indoor-outdoor flow. Storage is a breeze with an oversized hall closet and an exterior storage unit off the porch. Central AC with heat pump. Laundry for the building is conveniently located across the hall. As a resident, you’ll enjoy access to the clubhouse and large association pool, perfect for summer relaxation. One reserved parking spot with easy access to unit and loads of visitor parking out front. Passed Occupancy Inspection. Located just minutes from I-55, Jefferson Barracks, Grant’s Trail, and shopping options, this move-in-ready home delivers a low-maintenance lifestyle in a premier South County location. Exceptional value in one of the area’s most established communities! Stop renting, start owning.

11. 2026-04-08
    historical $105,000 1147-char remark

    Show marketing remark (1147 chars)

    This ground-floor Parc Lorraine condo offers the perfect blend of comfort and accessibility with no-step, single-level floor plan. The 2-bedroom/1-bath unit has an open-concept living/dining area, that flows to a kitchen with breakfast bar, new dishwasher (2025), and newer refrigerator. This unit boasts dual access to a spacious covered porch from both the kitchen and primary bedroom, creating a seamless indoor-outdoor flow. Storage is a breeze with an oversized hall closet and an exterior storage unit off the porch. Central AC with heat pump. Laundry for the building is conveniently located across the hall. As a resident, you’ll enjoy access to the clubhouse and large association pool, perfect for summer relaxation. One reserved parking spot with easy access to unit and loads of visitor parking out front. Passed Occupancy Inspection. Located just minutes from I-55, Jefferson Barracks, Grant’s Trail, and shopping options, this move-in-ready home delivers a low-maintenance lifestyle in a premier South County location. Exceptional value in one of the area’s most established communities! Stop renting, start owning.

12. 2022-09-06
    soldstatus $90,000
13. 2022-08-19
    soldstatus Closed 832-char remark

    Show marketing remark (832 chars)

    Spacious 2 Bedroom, 1 Bath main floor Condo in Parc Lorraine Complex. Open and inviting floor plan featuring spacious living area great for entertaining. Cozy kitchen with ample counter space. Large covered porch with access from Kitchen or Master Bedroom. This unit features new carpeting, new light fixtures, fresh paint throughout, lots of closet space and additional storage room off covered porch. Current owners converted the unit to central air and heat. Why rent when it’s cheaper to buy at a complex that offers so many amenities such as an inground pool for that summer fun and clubhouse activities throughout the year. The condo fee includes water, trash, sewer, street maintenance, snow removal, and some insurance along with common ground, pool, and exterior maintenance. Make Parc Lorraine your New Home Today!

14. 2022-07-19
    status Pending 832-char remark

    Show marketing remark (832 chars)

    Spacious 2 Bedroom, 1 Bath main floor Condo in Parc Lorraine Complex. Open and inviting floor plan featuring spacious living area great for entertaining. Cozy kitchen with ample counter space. Large covered porch with access from Kitchen or Master Bedroom. This unit features new carpeting, new light fixtures, fresh paint throughout, lots of closet space and additional storage room off covered porch. Current owners converted the unit to central air and heat. Why rent when it’s cheaper to buy at a complex that offers so many amenities such as an inground pool for that summer fun and clubhouse activities throughout the year. The condo fee includes water, trash, sewer, street maintenance, snow removal, and some insurance along with common ground, pool, and exterior maintenance. Make Parc Lorraine your New Home Today!

15. 2022-07-06
    listed $99,900 Active 832-char remark

    Show marketing remark (832 chars)

    Spacious 2 Bedroom, 1 Bath main floor Condo in Parc Lorraine Complex. Open and inviting floor plan featuring spacious living area great for entertaining. Cozy kitchen with ample counter space. Large covered porch with access from Kitchen or Master Bedroom. This unit features new carpeting, new light fixtures, fresh paint throughout, lots of closet space and additional storage room off covered porch. Current owners converted the unit to central air and heat. Why rent when it’s cheaper to buy at a complex that offers so many amenities such as an inground pool for that summer fun and clubhouse activities throughout the year. The condo fee includes water, trash, sewer, street maintenance, snow removal, and some insurance along with common ground, pool, and exterior maintenance. Make Parc Lorraine your New Home Today!

16. 1992-10-05
    soldstatus $37,950

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $893 · $74/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 ≥108°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,877
• − Mortgage interest: −$5,036
• − Property taxes: −$893
• − Insurance: −$450
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − HOA: −$4,284
• − Depreciation: −$2,615
• Taxable loss: −$781
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $656/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: Mehlville R-IX
• NCES district ID: 2920670
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $62,254
• Composite: 35.19/100
• National rank: #4995
• State rank: #126 of 324 in MO

Livability — Lemay

• Score: 67/100
• State rank: #213
• US rank: #10652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lemay, MO
• County: Saint Louis County · 888,823 people
• City population: 33,294
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,294
• Household income: $61,624
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 631.0

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 White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: American 9% Romanian 3% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 83% English-only · Russian/Polish/Slavic 11% Spanish 3% Vietnamese 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: ▼ -173.27%
• Current HPI: 234.3792
• Rent YoY: —
• 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

+136.9% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-04-10 Listed $105,000 MARIS as Distributed by MLS Grid
• 2026-04-08 Coming Soon $105,000 MARIS as Distributed by MLS Grid
• 2022-09-06 Sold (Public Records) $90,000 Public Records
• 2022-08-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-07-19 Pending — MARIS as Distributed by MLS Grid
• 2022-07-06 Listed $99,900 MARIS as Distributed by MLS Grid
• 1992-10-05 Sold (Public Records) $37,950 Public Records

Property tax history

+2.7%/yr

Latest (2022): $893 · +9.0% YoY. Source: county tax records.