1539 Swallow Dr · Brentwood, MO 63144

$150,000

3 bd · 1.0 ba · 1,075 sqft · Condo public records · 4 Days on market

Built 1950 $409/mo HOA · 20% of rent

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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 +18.0/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• DSCR +5.7/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding Updates on a 1st Floor, Super-Rare, 'Highland' 3 BEDROOM (8A3) Floor-Plan! Hard to Find 'End-Unit' W/Extra Windows and LOTS of Light! Upgrades Include: All-New White Kitchen Cabinets, New GRANITE Countertops, New Appliances, New 16 Gauge Stainless Sink, New Disposal, New Engineered Hardwood Floors, New Ceramic Kitchen & Bath, New Bath Vanity W/GRANITE Top, New Moen 'Anabelle' Hardware and MORE! Custom Built and Designed Laundry Area, W/All New Whirlpool Laundry System. A Full Array of High Quality Features Abound: Newer Furnace & HVAC, Newer Tilt-In High Efficiency Vinyl Clad Windows, Newer High Efficiency Vinyl Clad Sliding Patio Door, New Storm Door, New Lighting...And, WHAT A View! Enjoy Your Morning Coffee with an Unobstructed TWO+ Acre View From Your Rear Patio, Bedroom or Kitchen Windows! Convenient Parking too! Run, Don't Walk to this Well-Appointed Example of Carefree Condominium Living! Location: End Unit, Ground Level

Key facts

• Plenty of storage
• Tennis court
• Closet systems

Tags

• IN UNIT LAUNDRY
• PLENTY OF STORAGE
• CLOSET SYSTEMS
• MAINTENANCE FREE CONDO LIVING
• POOL
• TENNIS COURT

Property features AI

Finance

• HOA & community: HOA: Brentwood Forest; Monthly association fee; Association amenities include clubhouse, fitness center, game court, lake, pool, common ground, pool maintenance, exterior maintenance, grounds maintenance, parking/road maintenance, snow removal, trash service, and recreational facilities; Association provides management

Exterior

• Parking: One parking space
• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Residential condominium; One level
• Construction: Frame construction; Vinyl siding
• Exterior features: Adjoins common ground; Community pool

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Dishwasher; Disposal; Free-standing electric range; Refrigerator
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.3% vs local median 4.8% in Brentwood — 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 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: Mark Twain Elem. (math 67% / reading 67%, grade B+, #46 of 1,115 statewide, top 5%, 157 students, 18% 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); 128 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $4k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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: HOA is 20% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.33% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 6.2

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-18,739
• Equity at exit: $22,365

10-year hold

• IRR: -6.7%
• Equity multiple: 0.61×
• Total profit: $-16,424
• Equity at exit: $12,969

Cash invested: $42,000 (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: 128
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$787
• Tax from tax record: −$193 /mo · $2,312/yr
• Insurance: −$62
• HOA: −$409
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $130

Break-even live

Break-even rent $1,836

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $215	-5% $172	+0% $130	+5% $88	+10% $45
Rent	-10% $-28	-5% $51	+0% $130	+5% $209	+10% $288
Rate	-1.0pp $206	-0.5pp $168	base $130	+0.5pp $91	+1.0pp $52

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	44d	1	0.11mi
9035 W Swan Cir Saint Louis, MO	3.0	1.5	1450	$2,400	$1.66	11d	1	0.16mi
1607 Redbird Cv Saint Louis, MO	2.0	1.0	946	$2,038	$2.15	2d	1	0.18mi
9071 Wrenwood Ln Saint Louis, MO	2.0	1.0	1060	$1,650	$1.56	44d	1	0.19mi
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	11d	1	0.39mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	44d	1	0.42mi
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	44d	1	0.44mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,720	$2.34	2d	19	0.62mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	8d	1	0.91mi
2756 McKnight Crossing Ct Saint Louis, MO	2.0	2.0	1175	$2,425	$2.06	2d	1	0.91mi
2756 McKnight Crossing Ct Saint Louis, MO	2.0	2.0	1175	$2,425	$2.06	11d	1	0.91mi
8154 Whitburn Dr Saint Louis, MO	2.0	1.0	1296	$1,650	$1.27	18d	1	0.97mi
8154 Whitburn Dr Unit 2W Clayton, MO	2.0	1.0	1160	$1,550	$1.34	44d	1	0.97mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	44d	1	0.97mi
1079 Terrace Dr Unit A Richmond Heights, MO	2.0	1.0	1400	$1,699	$1.21	22d	1	1.07mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	2d	1	1.11mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	3d	12	1.13mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,249	$1.60	2d	4	1.15mi
2820 Hilldale Ave Saint Louis, MO	3.0	2.0	1140	$2,550	$2.24	2d	1	1.15mi
1251 Strassner Dr Saint Louis, MO	2.0	2.0	1177	$1,925	$1.64	44d	1	1.18mi
1241 Strassner Dr Brentwood, MO	2.0	2.0	1127	$1,950	$1.73	2d	1	1.19mi
927 N Elm Ave Saint Louis, MO	3.0	1.0	828	$1,800	$2.17	21d	1	1.42mi

HOA detail condo

• Monthly dues: $409 · $4,908/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-02
   statusdays on market $150,000 Pending 4 DOM
2. 2026-06-01
   days on market $150,000 Active 3 DOM
3. 2026-05-31
   days on market $150,000 Active 2 DOM
4. 2026-05-29
   listed $150,000 Active
5. 2014-11-06
   soldstatus $147,000
6. 2014-11-04
   soldstatus 968-char remark

   Show marketing remark (968 chars)

   Outstanding Updates on a 1st Floor, Super-Rare, 'Highland' 3 BEDROOM (8A3) Floor-Plan! Hard to Find 'End-Unit' W/Extra Windows and LOTS of Light! Upgrades Include: All-New White Kitchen Cabinets, New GRANITE Countertops, New Appliances, New 16 Gauge Stainless Sink, New Disposal, New Engineered Hardwood Floors, New Ceramic Kitchen & Bath, New Bath Vanity W/GRANITE Top, New Moen 'Anabelle' Hardware and MORE! Custom Built and Designed Laundry Area, W/All New Whirlpool Laundry System. A Full Array of High Quality Features Abound: Newer Furnace & HVAC, Newer Tilt-In High Efficiency Vinyl Clad Windows, Newer High Efficiency Vinyl Clad Sliding Patio Door, New Storm Door, New Lighting...And, WHAT A View! Enjoy Your Morning Coffee with an Unobstructed TWO+ Acre View From Your Rear Patio, Bedroom or Kitchen Windows! Convenient Parking too! Run, Don't Walk to this Well-Appointed Example of Carefree Condominium Living! Location: End Unit, Ground Level

7. 2014-09-27
   listed $149,650 968-char remark

   Show marketing remark (968 chars)

   Outstanding Updates on a 1st Floor, Super-Rare, 'Highland' 3 BEDROOM (8A3) Floor-Plan! Hard to Find 'End-Unit' W/Extra Windows and LOTS of Light! Upgrades Include: All-New White Kitchen Cabinets, New GRANITE Countertops, New Appliances, New 16 Gauge Stainless Sink, New Disposal, New Engineered Hardwood Floors, New Ceramic Kitchen & Bath, New Bath Vanity W/GRANITE Top, New Moen 'Anabelle' Hardware and MORE! Custom Built and Designed Laundry Area, W/All New Whirlpool Laundry System. A Full Array of High Quality Features Abound: Newer Furnace & HVAC, Newer Tilt-In High Efficiency Vinyl Clad Windows, Newer High Efficiency Vinyl Clad Sliding Patio Door, New Storm Door, New Lighting...And, WHAT A View! Enjoy Your Morning Coffee with an Unobstructed TWO+ Acre View From Your Rear Patio, Bedroom or Kitchen Windows! Convenient Parking too! Run, Don't Walk to this Well-Appointed Example of Carefree Condominium Living! Location: End Unit, Ground Level

8. 2014-08-22
   soldstatus $117,000
9. 2014-08-18
   soldstatus 1053-char remark

   Show marketing remark (1053 chars)

   HARD-TO-FIND 3 bdrm condo in Brentwood Forest! This condo has had one owner, & has been lovingly maintained. One of the best features of this condo is the FABULOUS, PRIVATE view of deep rolling grounds w/many beautiful trees! Sit out on the back patio & enjoy the privacy! End unit too! This condo is PRICED TO SELL / AS-IS for the next owner who wants to do their own updating. However, updates over the past years include: newer, tilt-in thermal windows; interior walls just painted w/attractive, neutral color (July 2014 -except closets); New,brushed nickel Dining Rm chandelier (July 2014.]; New kitch disposal (July 2014); & some bath fixtures have been updated. The kitch is the original cabinetry, but certainly OK to continue using as-is. The range & dishwasher have also been replaced over the past several years. Newer washer/dryer also included for the next owner! This is a great opportunity to buy a Brentwood Forest condo & do updating at your own pace. ...can't beat the price or view! Location: End Unit, Ground Level

10. 2014-07-18
    listed $125,900 1053-char remark

    Show marketing remark (1053 chars)

    HARD-TO-FIND 3 bdrm condo in Brentwood Forest! This condo has had one owner, & has been lovingly maintained. One of the best features of this condo is the FABULOUS, PRIVATE view of deep rolling grounds w/many beautiful trees! Sit out on the back patio & enjoy the privacy! End unit too! This condo is PRICED TO SELL / AS-IS for the next owner who wants to do their own updating. However, updates over the past years include: newer, tilt-in thermal windows; interior walls just painted w/attractive, neutral color (July 2014 -except closets); New,brushed nickel Dining Rm chandelier (July 2014.]; New kitch disposal (July 2014); & some bath fixtures have been updated. The kitch is the original cabinetry, but certainly OK to continue using as-is. The range & dishwasher have also been replaced over the past several years. Newer washer/dryer also included for the next owner! This is a great opportunity to buy a Brentwood Forest condo & do updating at your own pace. ...can't beat the price or view! Location: End Unit, Ground Level

ⓘ 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: $2,312 · $193/mo
• Projected year-2 tax: $2,312 · $193/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 ≥107°F today · 20 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: $24,012
• − Mortgage interest: −$8,402
• − Property taxes: −$2,312
• − Insurance: −$750
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − HOA: −$4,908
• − Depreciation: −$4,364
• Taxable loss: −$566
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $1,696/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

+19.1% since first listed

7 events — show timeline

• 2026-05-29 Listed $150,000 MARIS as Distributed by MLS Grid
• 2014-11-06 Sold (Public Records) $147,000 Public Records
• 2014-11-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-09-27 Listed $149,650 MARIS as Distributed by MLS Grid
• 2014-08-22 Sold (Public Records) $117,000 Public Records
• 2014-08-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-07-18 Listed $125,900 MARIS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2022): $2,312 · +0.8% YoY. Source: county tax records.