1530 Swallow Dr · Brentwood, MO 63144

$169,900

2 bd · 1.0 ba · 864 sqft · Condo public records · 37 Days on market

Built 1950 $363/mo HOA · 20% 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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOW APPROVED FOR CONVENTIONAL FINANCING! If you’ve been waiting for a sign to spread your wings and find a new place to nest, 1530 Swallow might just be it. This upper-level Brentwood Forest condo is bright, updated, and move-in ready, with the perfect mix of charm and convenience. Step inside to find dark LVP flooring and a sunny living room framed by large double-hung windows that make the whole space feel open and airy. The kitchen keeps things efficient, with deep oak cabinetry, granite countertops, stainless steel appliances, and just enough room to feel like a “real” cook (even if DoorDash knows your address by heart). A nearby dining nook gives you space for morning coffee, late-night snacks, or a desk setup that might actually get used. The full bath features a detailed carved vanity, granite top, and a tub/shower combo that’s ready for both quick mornings and long soaks. Both bedrooms bring in plenty of light with spacious closets and those same beautiful windows. The freshly stained deck adds a perfect outdoor spot for sunbathing with a book, lounging, or just people-watching with a glass of wine. Recent updates include new carpet, new closet doors (you’ll appreciate this one), paint, outlets, fixtures, fans, vents, lighting, a smart thermostat, and more; basically all the thing you *do not* want to worry about. Brentwood Forest offers it all: two pools, tennis courts, trails, and lush landscaping, all tucked in one of the most central and walkable parts of St. Louis. Peaceful, practical, and perfectly perched; this Swallow is ready for its next flight :) Cheers!

Key facts

• Dark lvp flooring
• Deep oak cabinetry
• Granite countertops

Tags

• DARK LVP FLOORING
• DEEP OAK CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DINING NOOK
• DETAILED CARVED VANITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-58 ($-700/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (6.1% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.1% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.8% in Brentwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 84/100 on livability (#6 in MO, #689 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, cost of living B; Watch: crime C-.
• Brentwood (suburban): math 65% / reading 66% proficiency, ranked #4 of 324 in MO (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Mcgrath Elem. (math 67% / reading 67%, grade B+, #46 of 1,115 statewide, top 5%, 195 students, 16% FRL); Brentwood Middle (math 67% / reading 62%, grade A-, #5 of 391 statewide, top 2%, 163 students, 24% FRL); Brentwood High (math 62% / reading 74%, grade B, #12 of 521 statewide, top 2%, 191 students, 30% FRL).
• Market conditions: Rents rising (+1.5%/yr); 130 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,595 (6.1% 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 37 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.49% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-33,744
• Equity at exit: $25,333

10-year hold

• IRR: -18.7%
• Equity multiple: 0.07×
• Total profit: $-44,091
• Equity at exit: $14,690

Cash invested: $47,572 (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 63144

• Rents YoY: 1.5%
• Active inventory: 130
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$891
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$71
• HOA: −$363
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-58

Break-even live

Break-even rent $1,892

Max offer price $159,595

Occupancy floor 98%

Sensitivity live

Price	-10% $38	-5% $-10	+0% $-58	+5% $-106	+10% $-155
Rent	-10% $-202	-5% $-130	+0% $-58	+5% $13	+10% $85
Rate	-1.0pp $27	-0.5pp $-15	base $-58	+0.5pp $-102	+1.0pp $-147

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Redbird Cv Saint Louis, MO	2.0	1.0	946	$2,038	$2.15	0d	1	0.13mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	45d	1	0.13mi
9071 Wrenwood Ln Saint Louis, MO	2.0	1.0	1060	$1,650	$1.56	45d	1	0.16mi
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	12d	1	0.35mi
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	45d	1	0.38mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	45d	1	0.40mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,120	$1.82	0d	18	0.59mi
9386 Golden Gate Rd Saint Louis, MO	2.0	1.0	840	$2,283	$2.72	0d	1	0.81mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	9d	1	0.96mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	45d	1	0.98mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	9d	1	1.01mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	0d	1	1.17mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	45d	1	1.17mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,236	$1.58	0d	4	1.18mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	4d	12	1.21mi
1034 N Rock Hill Rd Saint Louis, MO	2.0	1.0	696	$1,650	$2.37	45d	1	1.26mi
927 N Elm Ave Saint Louis, MO	3.0	1.0	828	$1,800	$2.17	22d	1	1.49mi
7570 Oxford Dr Apt 2S Clayton, MO	2.0	1.0	1100	$2,600	$2.36	0d	1	1.49mi

HOA detail condo

• Monthly dues: $363 · $4,356/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-05-07
   status Pending 1629-char remark

   Show marketing remark (1629 chars)

   NOW APPROVED FOR CONVENTIONAL FINANCING! If you’ve been waiting for a sign to spread your wings and find a new place to nest, 1530 Swallow might just be it. This upper-level Brentwood Forest condo is bright, updated, and move-in ready, with the perfect mix of charm and convenience. Step inside to find dark LVP flooring and a sunny living room framed by large double-hung windows that make the whole space feel open and airy. The kitchen keeps things efficient, with deep oak cabinetry, granite countertops, stainless steel appliances, and just enough room to feel like a “real” cook (even if DoorDash knows your address by heart). A nearby dining nook gives you space for morning coffee, late-night snacks, or a desk setup that might actually get used. The full bath features a detailed carved vanity, granite top, and a tub/shower combo that’s ready for both quick mornings and long soaks. Both bedrooms bring in plenty of light with spacious closets and those same beautiful windows. The freshly stained deck adds a perfect outdoor spot for sunbathing with a book, lounging, or just people-watching with a glass of wine. Recent updates include new carpet, new closet doors (you’ll appreciate this one), paint, outlets, fixtures, fans, vents, lighting, a smart thermostat, and more; basically all the thing you *do not* want to worry about. Brentwood Forest offers it all: two pools, tennis courts, trails, and lush landscaping, all tucked in one of the most central and walkable parts of St. Louis. Peaceful, practical, and perfectly perched; this Swallow is ready for its next flight :) Cheers!

2. 2026-04-27
   price $169,900 1629-char remark

   Show marketing remark (1629 chars)

   NOW APPROVED FOR CONVENTIONAL FINANCING! If you’ve been waiting for a sign to spread your wings and find a new place to nest, 1530 Swallow might just be it. This upper-level Brentwood Forest condo is bright, updated, and move-in ready, with the perfect mix of charm and convenience. Step inside to find dark LVP flooring and a sunny living room framed by large double-hung windows that make the whole space feel open and airy. The kitchen keeps things efficient, with deep oak cabinetry, granite countertops, stainless steel appliances, and just enough room to feel like a “real” cook (even if DoorDash knows your address by heart). A nearby dining nook gives you space for morning coffee, late-night snacks, or a desk setup that might actually get used. The full bath features a detailed carved vanity, granite top, and a tub/shower combo that’s ready for both quick mornings and long soaks. Both bedrooms bring in plenty of light with spacious closets and those same beautiful windows. The freshly stained deck adds a perfect outdoor spot for sunbathing with a book, lounging, or just people-watching with a glass of wine. Recent updates include new carpet, new closet doors (you’ll appreciate this one), paint, outlets, fixtures, fans, vents, lighting, a smart thermostat, and more; basically all the thing you *do not* want to worry about. Brentwood Forest offers it all: two pools, tennis courts, trails, and lush landscaping, all tucked in one of the most central and walkable parts of St. Louis. Peaceful, practical, and perfectly perched; this Swallow is ready for its next flight :) Cheers!

3. 2026-03-31
   listed $174,900 Active 1629-char remark

   Show marketing remark (1629 chars)

   NOW APPROVED FOR CONVENTIONAL FINANCING! If you’ve been waiting for a sign to spread your wings and find a new place to nest, 1530 Swallow might just be it. This upper-level Brentwood Forest condo is bright, updated, and move-in ready, with the perfect mix of charm and convenience. Step inside to find dark LVP flooring and a sunny living room framed by large double-hung windows that make the whole space feel open and airy. The kitchen keeps things efficient, with deep oak cabinetry, granite countertops, stainless steel appliances, and just enough room to feel like a “real” cook (even if DoorDash knows your address by heart). A nearby dining nook gives you space for morning coffee, late-night snacks, or a desk setup that might actually get used. The full bath features a detailed carved vanity, granite top, and a tub/shower combo that’s ready for both quick mornings and long soaks. Both bedrooms bring in plenty of light with spacious closets and those same beautiful windows. The freshly stained deck adds a perfect outdoor spot for sunbathing with a book, lounging, or just people-watching with a glass of wine. Recent updates include new carpet, new closet doors (you’ll appreciate this one), paint, outlets, fixtures, fans, vents, lighting, a smart thermostat, and more; basically all the thing you *do not* want to worry about. Brentwood Forest offers it all: two pools, tennis courts, trails, and lush landscaping, all tucked in one of the most central and walkable parts of St. Louis. Peaceful, practical, and perfectly perched; this Swallow is ready for its next flight :) Cheers!

4. 2026-02-23
   price $174,900
5. 2025-12-09
   price $179,900
6. 2025-11-14
   listed $188,000 Active
7. 2025-11-13
   historical
8. 2022-06-01
   soldstatus $188,000
9. 2022-05-26
   soldstatus Closed
10. 2022-04-17
    status Pending
11. 2022-04-14
    price $191,000
12. 2022-03-31
    price $197,000
13. 2021-11-27
    listed $200,000 Active
14. 2021-10-26
    soldstatus $195,400
15. 2019-10-11
    soldstatus $142,000
16. 2008-01-24
    soldstatus $120,000
17. 2003-05-19
    soldstatus $129,900
18. 1998-12-09
    soldstatus $86,500
19. 1998-07-16
    soldstatus $83,800

ⓘ 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: $2,042 · $170/mo
• Projected year-2 tax: $2,042 · $170/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 5/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,822
• − Mortgage interest: −$9,517
• − Property taxes: −$2,042
• − Insurance: −$850
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$4,356
• − Depreciation: −$4,943
• Taxable loss: −$3,377
• Est. tax savings @ 24.0%: +$810
• After-tax cash flow: $110/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: Brentwood
• NCES district ID: 2905880
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $69,522
• Composite: 57.51/100
• National rank: #1069
• State rank: #4 of 324 in MO

Livability — Brentwood

• Score: 84/100
• State rank: #6
• US rank: #689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, MO
• County: Saint Louis County · 888,823 people
• City population: 9,505
• Metro: St. Louis, MO-IL
• Population (ZIP): 9,505
• Household income: $104,438
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 310.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Asian 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 11% · China, Canada, South Korea
• Languages at home: 91% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -411.33%
• Current HPI: 207.0145
• Rent YoY: ▲ 1.49%
• 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

+102.7% since first listed

19 events — show timeline

• 2026-05-07 Pending — MARIS as Distributed by MLS Grid
• 2026-04-27 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2026-03-31 Listed $174,900 MARIS as Distributed by MLS Grid
• 2026-02-23 Price Changed $174,900 MARIS as Distributed by MLS Grid
• 2025-12-09 Price Changed $179,900 MARIS as Distributed by MLS Grid
• 2025-11-14 Listed $188,000 MARIS as Distributed by MLS Grid
• 2025-11-13 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-06-01 Sold (Public Records) $188,000 Public Records
• 2022-05-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-04-17 Pending — MARIS as Distributed by MLS Grid
• 2022-04-14 Price Changed $191,000 MARIS as Distributed by MLS Grid
• 2022-03-31 Price Changed $197,000 MARIS as Distributed by MLS Grid
• 2021-11-27 Listed $200,000 MARIS as Distributed by MLS Grid
• 2021-10-26 Sold (Public Records) $195,400 Public Records
• 2019-10-11 Sold (Public Records) $142,000 Public Records
• 2008-01-24 Sold (Public Records) $120,000 Public Records
• 2003-05-19 Sold (Public Records) $129,900 Public Records
• 1998-12-09 Sold (Public Records) $86,500 Public Records
• 1998-07-16 Sold (Public Records) $83,800 Public Records

Property tax history

+2.9%/yr

Latest (2022): $2,042 · +0.8% YoY. Source: county tax records.