11921 Villa Dorado Dr Unit A · Maryland Heights, MO 63146

$130,000

2 bd · 2.0 ba · 1,136 sqft · Condo public records · 76 Days on market

Built 1969 $493/mo HOA · 24% 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 +25.4/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

New Price! Motivated Seller Move right into this first floor 2 bed/2 bath in an elevator building. Open Floor Plan includes Living Room, Dining Room, Kitchen with Breakfast Room that is perfect for entertaining. Additional amenities include one car garage plus 1 additional assigned parking (11921 A). Upgrades include New Sink in Hall Bath, Fresh Paint, New Carpeting (2025), Newer insulated windows and slider to private patio, & HVAC. Community clubhouse w/pool and tennis courts in walking distance. Property is Agent Owned. Refrigerator, washer, dryer all included in sale.

Key facts

• $493 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.3% 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.
• Market conditions: Rents soft (-3.0%/yr); 173 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $101k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1969 — 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 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?
8. 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.
9. 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.
10. 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: 1.60% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 5.2

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: 29.8%
• Equity multiple: 3.31×
• Total profit: $84,071
• Equity at exit: $117,114

10-year hold

• IRR: 24.7%
• Equity multiple: 7.11×
• Total profit: $222,266
• Equity at exit: $252,561

Cash invested: $36,400 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$682
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$54
• HOA: −$493
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $299

Break-even live

Break-even rent $1,703

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $373	-5% $336	+0% $299	+5% $263	+10% $226
Rent	-10% $135	-5% $217	+0% $299	+5% $382	+10% $464
Rate	-1.0pp $365	-0.5pp $332	base $299	+0.5pp $266	+1.0pp $231

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11864 Featherwood Dr Saint Louis, MO	3.0	3.0	1460	$2,600	$1.78	3d	1	0.14mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,294	$2.28	3d	10	0.73mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$2,258	$2.09	3d	6	0.81mi
11164 De Malle Dr Saint Louis, MO	3.0	2.5	1146	$2,475	$2.16	12d	1	1.09mi
1432 Glenmeade Dr Maryland Heights, MO	3.0	2.0	1090	$2,176	$2.00	11d	1	1.19mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$1,684	$1.70	3d	23	1.22mi
1007 E Rue De La Banque Creve Coeur, MO	1.0–2.0	1.0	812	$1,425	$1.75	3d	4	1.28mi
2207 Summerhouse Dr St. Louis, MO	1.0–3.0	1.0–2.0	804	$1,304	$1.62	4d	21	1.34mi
1380 Willow Brook Cove Ct St. Louis, MO	2.0	1.5	910	$1,550	$1.70	16d	1	1.46mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,188	$1.54	11d	5	1.49mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-05-16
   status Pending 585-char remark

   Show marketing remark (585 chars)

   New Price! Motivated Seller Move right into this first floor 2 bed/2 bath in an elevator building. Open Floor Plan includes Living Room, Dining Room, Kitchen with Breakfast Room that is perfect for entertaining. Additional amenities include one car garage plus 1 additional assigned parking (11921 A). Upgrades include New Sink in Hall Bath, Fresh Paint, New Carpeting (2025), Newer insulated windows and slider to private patio, & HVAC. Community clubhouse w/pool and tennis courts in walking distance. Property is Agent Owned. Refrigerator, washer, dryer all included in sale.

2. 2026-04-23
   status Active 585-char remark

   Show marketing remark (585 chars)

   New Price! Motivated Seller Move right into this first floor 2 bed/2 bath in an elevator building. Open Floor Plan includes Living Room, Dining Room, Kitchen with Breakfast Room that is perfect for entertaining. Additional amenities include one car garage plus 1 additional assigned parking (11921 A). Upgrades include New Sink in Hall Bath, Fresh Paint, New Carpeting (2025), Newer insulated windows and slider to private patio, & HVAC. Community clubhouse w/pool and tennis courts in walking distance. Property is Agent Owned. Refrigerator, washer, dryer all included in sale.

3. 2026-04-18
   historical Active Under Contract 585-char remark

   Show marketing remark (585 chars)

   New Price! Motivated Seller Move right into this first floor 2 bed/2 bath in an elevator building. Open Floor Plan includes Living Room, Dining Room, Kitchen with Breakfast Room that is perfect for entertaining. Additional amenities include one car garage plus 1 additional assigned parking (11921 A). Upgrades include New Sink in Hall Bath, Fresh Paint, New Carpeting (2025), Newer insulated windows and slider to private patio, & HVAC. Community clubhouse w/pool and tennis courts in walking distance. Property is Agent Owned. Refrigerator, washer, dryer all included in sale.

4. 2026-04-01
   price $130,000 585-char remark

   Show marketing remark (585 chars)

   New Price! Motivated Seller Move right into this first floor 2 bed/2 bath in an elevator building. Open Floor Plan includes Living Room, Dining Room, Kitchen with Breakfast Room that is perfect for entertaining. Additional amenities include one car garage plus 1 additional assigned parking (11921 A). Upgrades include New Sink in Hall Bath, Fresh Paint, New Carpeting (2025), Newer insulated windows and slider to private patio, & HVAC. Community clubhouse w/pool and tennis courts in walking distance. Property is Agent Owned. Refrigerator, washer, dryer all included in sale.

5. 2026-03-19
   price $135,000 585-char remark

   Show marketing remark (585 chars)

   New Price! Motivated Seller Move right into this first floor 2 bed/2 bath in an elevator building. Open Floor Plan includes Living Room, Dining Room, Kitchen with Breakfast Room that is perfect for entertaining. Additional amenities include one car garage plus 1 additional assigned parking (11921 A). Upgrades include New Sink in Hall Bath, Fresh Paint, New Carpeting (2025), Newer insulated windows and slider to private patio, & HVAC. Community clubhouse w/pool and tennis courts in walking distance. Property is Agent Owned. Refrigerator, washer, dryer all included in sale.

6. 2026-03-02
   listed $140,000 Active 585-char remark

   Show marketing remark (585 chars)

   New Price! Motivated Seller Move right into this first floor 2 bed/2 bath in an elevator building. Open Floor Plan includes Living Room, Dining Room, Kitchen with Breakfast Room that is perfect for entertaining. Additional amenities include one car garage plus 1 additional assigned parking (11921 A). Upgrades include New Sink in Hall Bath, Fresh Paint, New Carpeting (2025), Newer insulated windows and slider to private patio, & HVAC. Community clubhouse w/pool and tennis courts in walking distance. Property is Agent Owned. Refrigerator, washer, dryer all included in sale.

7. 2026-03-01
   historical $140,000 585-char remark

   Show marketing remark (585 chars)

   New Price! Motivated Seller Move right into this first floor 2 bed/2 bath in an elevator building. Open Floor Plan includes Living Room, Dining Room, Kitchen with Breakfast Room that is perfect for entertaining. Additional amenities include one car garage plus 1 additional assigned parking (11921 A). Upgrades include New Sink in Hall Bath, Fresh Paint, New Carpeting (2025), Newer insulated windows and slider to private patio, & HVAC. Community clubhouse w/pool and tennis courts in walking distance. Property is Agent Owned. Refrigerator, washer, dryer all included in sale.

8. 2025-10-23
   price $135,000
9. 2025-10-03
   status Active
10. 2025-04-20
    status Pending
11. 2025-04-07
    listed $140,000 Active
12. 2024-12-14
    historical
13. 2024-11-18
    listed $115,000 Active
14. 2024-11-15
    historical
15. 2012-06-19
    soldstatus
16. 2004-04-29
    soldstatus $101,000
17. 1988-11-01
    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: $1,400 · $117/mo
• Projected year-2 tax: $1,400 · $117/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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,986
• − Mortgage interest: −$7,282
• − Property taxes: −$1,400
• − Insurance: −$650
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$5,916
• − Depreciation: −$3,782
• Taxable income: $1,958
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $3,122/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

+28.7% since first listed

17 events — show timeline

• 2026-05-16 Pending — MARIS as Distributed by MLS Grid
• 2026-04-23 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-18 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-01 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2026-03-02 Listed $140,000 MARIS as Distributed by MLS Grid
• 2026-03-01 Coming Soon $140,000 MARIS as Distributed by MLS Grid
• 2025-10-23 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2025-10-03 Relisted — MARIS as Distributed by MLS Grid
• 2025-04-20 Pending — MARIS as Distributed by MLS Grid
• 2025-04-07 Listed $140,000 MARIS as Distributed by MLS Grid
• 2024-12-14 Delisted — MARIS as Distributed by MLS Grid
• 2024-11-18 Listed $115,000 MARIS as Distributed by MLS Grid
• 2024-11-15 Coming Soon — MARIS as Distributed by MLS Grid
• 2012-06-19 Sold (Public Records) — Public Records
• 2004-04-29 Sold (Public Records) $101,000 Public Records
• 1988-11-01 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2022): $1,400 · +0.7% YoY. Source: county tax records.