12800 Portulaca Dr Unit F · Creve Coeur, MO 63146

$121,900

2 bd · 1.0 ba · 784 sqft · Condo public records · 33 Days on market

Built 1984 $370/mo HOA · 22% 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 +20.1/30.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Updated 2-bedroom, 1-bath second-floor condo. Features include new LVP flooring, fresh paint, granite countertops, custom glass-front cabinets, and an open living/dining layout with access to a covered balcony. Both bedrooms offer spacious closets and new carpet. Shared basement storage included. Community amenities include abundant parking and a pool. Located near Olive Blvd shopping, dining and award winning school district.

Key facts

• $370 HOA
• Community pool
• Built 1984

Property features AI

Finance

• HOA & community: Fern Ridge Condominiums HOA; Monthly association fee of $370; HOA covers maintenance of grounds, pool, sewer, snow removal, trash and water; Association amenities include managed grounds, common ground and pool

Exterior

• Parking: Common off-street parking lot
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Residential condominium, attached; Entry level on one level
• Construction: Brick and vinyl siding exterior; Concrete perimeter foundation; Built prior to or as recorded in public records
• Exterior features: Balcony; Private entrance; Adjoins common ground; Community in-ground pool

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Basement with unfinished storage space; One level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $122k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $118k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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+, schools 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.
• 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 ($843 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $97k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $118,243 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.7%
• Equity multiple: 3.09×
• Total profit: $71,427
• Equity at exit: $109,817

10-year hold

• IRR: 22.4%
• Equity multiple: 6.70×
• Total profit: $194,398
• Equity at exit: $236,825

Cash invested: $34,132 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$639
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$51
• HOA: −$370
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $152

Break-even live

Break-even rent $1,476

Max offer price $121,900

Occupancy floor 86%

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: $30,475
• Closing costs: $3,657
• 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	2d	7	0.48mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,188	$1.54	10d	5	0.61mi
2037 Chablis Dr Saint Louis, MO	1.0–2.0	1.0–1.5	780	$1,588	$2.04	2d	68	1.10mi
1173 Pompeii Dr Chesterfield, MO	1.0–2.0	1.0–2.0	950	$1,799	$1.89	2d	23	1.22mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$1,684	$1.70	1d	23	1.29mi
807 Cross Creek Dr Creve Coeur, MO	3.0	1.0–2.5	1066	$1,609	$1.51	3d	39	1.35mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$2,258	$2.09	1d	6	1.39mi
2207 Summerhouse Dr St. Louis, MO	1.0–3.0	1.0–2.0	804	$1,304	$1.62	3d	21	1.43mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,294	$2.28	1d	10	1.44mi

HOA detail condo

• Monthly dues: $370 · $4,440/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-16
   days on market $121,900 Active 33 DOM
2. 2026-06-15
   days on market $121,900 Active 32 DOM
3. 2026-06-13
   days on market $121,900 Active 30 DOM
4. 2026-06-13
   days on market $121,900 Active 29 DOM
5. 2026-06-09
   days on market $121,900 Active 26 DOM
6. 2026-06-08
   days on market $121,900 Active 25 DOM
7. 2026-06-07
   days on market $121,900 Active 24 DOM
8. 2026-06-03
   days on market $121,900 Active 20 DOM
9. 2026-06-02
   days on market $121,900 Active 19 DOM
10. 2026-06-01
    days on market $121,900 Active 18 DOM
11. 2026-05-31
    days on market $121,900 Active 17 DOM
12. 2026-05-15
    listed $124,900 Active 430-char remark
13. 2026-05-13
    historical $124,900 430-char remark
14. 2026-01-20
    listed $125,000 Active
15. 2026-01-19
    historical
16. 2025-12-01
    listed $135,000 Active
17. 2025-11-30
    historical
18. 2022-08-26
    price $1,295
19. 2015-07-30
    soldstatus Closed
20. 2015-07-08
    historical
21. 2015-04-16
    listed $85,000 Active
22. 2015-02-07
    historical
23. 2015-01-27
    listed $90,000 Active
24. 2009-07-30
    soldstatus $97,000
25. 2003-09-24
    soldstatus $96,500
26. 2003-01-09
    soldstatus $89,000
27. 2001-05-07
    soldstatus $67,500
28. 1989-06-01
    soldstatus
29. 1984-07-01
    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: $1,272 · $106/mo
• Projected year-2 tax: $1,272 · $106/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: $20,027
• − Mortgage interest: −$6,828
• − Property taxes: −$1,272
• − Insurance: −$610
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − HOA: −$4,440
• − Depreciation: −$3,546
• Taxable income: $126
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $1,798/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: 20,932
• 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

+80.6% since first listed

19 events — show timeline

• 2026-05-28 Price Changed $121,900 MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $124,900 MARIS as Distributed by MLS Grid
• 2026-05-13 Coming Soon — MARIS as Distributed by MLS Grid
• 2026-01-20 Listed $125,000 MARIS as Distributed by MLS Grid
• 2026-01-19 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-12-01 Listed $135,000 MARIS as Distributed by MLS Grid
• 2025-11-30 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-08-26 Price Changed $1,295 RENT.
• 2015-07-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-07-08 Delisted — MARIS as Distributed by MLS Grid
• 2015-04-16 Listed $85,000 MARIS as Distributed by MLS Grid
• 2015-02-07 Delisted — MARIS as Distributed by MLS Grid
• 2015-01-27 Listed $90,000 MARIS as Distributed by MLS Grid
• 2009-07-30 Sold (Public Records) $97,000 Public Records
• 2003-09-24 Sold (Public Records) $96,500 Public Records
• 2003-01-09 Sold (Public Records) $89,000 Public Records
• 2001-05-07 Sold (Public Records) $67,500 Public Records
• 1989-06-01 Sold (Public Records) — Public Records
• 1984-07-01 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2022): $1,272 · +0.7% YoY. Source: county tax records.