11717 Villa Dorado Dr · Maryland Heights, MO 63146

$185,000

3 bd · 2.5 ba · 1,584 sqft · Condo public records · 5 Days on market

Built 1967 $590/mo HOA · 27% 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 +11.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

Freshly painted, clean and perfectly located, this 3 bedroom condo offers a comfortable place to call home. The roomy living room has a fireplace and brand new carpeting, which continues up the stairs and on all of the 2nd floor. Your dining room table can be expanded to handle a nice-sized group. You can also serve in the breakfast room off of the white kitchen. Enjoy sitting in the sun or letting the dog out in your private fenced yard. The master bedroom, at 17 X 13 feet, has its own well-lit bathroom, a walk-in closet AND another wall of closets! 2 more bedrooms have that great neutral carpeting, and share a hall bath. The basement is waiting for your finishing touches, but in the meantime it has a sump pump to keep things nice and dry. There's a 2 car carport. The condo complex has a clubhouse, tennis courts and pool. Living is easy here, with great highway access and amenities. Take a look today! Location: Suburban

Key facts

• $590 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Private ownership
• HOA & community: HOA (Villa Dorado) with clubhouse and pool; Monthly HOA fee ($590) covering insurance, grounds maintenance, common area and exterior maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Attached condominium; Two levels
• Construction: Brick veneer and other construction materials
• Exterior features: Private courtyard; Private entrance; Sliding doors; Storm doors; Close to clubhouse; Level lot; Near public transit; Community in-ground outdoor pool

Interior

• Kitchen: Kitchen with stainless steel appliances; Breakfast room adjacent to kitchen
• Bedrooms: Three bedrooms (all on upper level)
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Stainless steel appliances; Fireplace in family room; Full unfinished basement with storage
• Laundry & utility: Utilities include 220V electric

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-51 ($-613/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (4.9% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $176k (4.9% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 4.2% 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.
• Zoned schools: Craig Elem. (math 42% / reading 57%, grade D, #284 of 1,115 statewide, top 30%, 389 students, 17% FRL); North High (math 35% / reading 70%, grade C-, #89 of 521 statewide, top 17%, 1,074 students, 34% FRL).
• Market conditions: Rents soft (-3.0%/yr); 173 active listings in the ZIP; 11 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).
• This rent runs 31% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 0.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $95k; list at $185k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $175,979 (4.9% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 7.0

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: 22.2%
• Equity multiple: 2.76×
• Total profit: $91,416
• Equity at exit: $166,663

10-year hold

• IRR: 19.0%
• Equity multiple: 6.04×
• Total profit: $260,929
• Equity at exit: $359,414

Cash invested: $51,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,195 high
• Mortgage (P&I): −$970
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$77
• HOA: −$590
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-51

Break-even live

Break-even rent $2,259

Max offer price $175,979

Occupancy floor 97%

Sensitivity live

Price	-10% $54	-5% $1	+0% $-51	+5% $-103	+10% $-156
Rent	-10% $-224	-5% $-138	+0% $-51	+5% $36	+10% $122
Rate	-1.0pp $42	-0.5pp $-4	base $-51	+0.5pp $-99	+1.0pp $-148

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11752 Russet Meadow Dr Saint Louis, MO	3.0	2.5	1578	$2,000	$1.27	5d	1	0.15mi
11864 Featherwood Dr Saint Louis, MO	3.0	3.0	1460	$2,600	$1.78	0d	1	0.26mi
1638 Prestonpark Ln Saint Louis, MO	3.0	2.5	1734	$2,610	$1.51	45d	1	0.79mi
11164 De Malle Dr Saint Louis, MO	3.0	2.5	1146	$2,475	$2.16	12d	1	0.92mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,867	$2.85	0d	10	1.06mi
11151 Glacier Dr Saint Louis, MO	3.0	2.0	2120	$2,300	$1.08	12d	1	1.10mi
1145 Mackinac Dr Saint Louis, MO	4.0	2.5	1588	$2,490	$1.57	0d	1	1.11mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$3,091	$2.85	0d	6	1.14mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,131	$1.36	0d	1	1.34mi
57 Willow Brook Dr Saint Louis, MO	4.0	3.0	2080	$2,500	$1.20	12d	1	1.36mi
1432 Glenmeade Dr Maryland Heights, MO	3.0	2.0	1090	$2,176	$2.00	12d	1	1.46mi

HOA detail condo

• Monthly dues: $590 · $7,080/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-10
   status $185,000 Pending 5 DOM
2. 2026-06-09
   days on market $185,000 Active 5 DOM
3. 2026-06-08
   days on market $185,000 Active 4 DOM
4. 2026-06-07
   statusdays on market $185,000 Active 3 DOM
5. 2026-06-03
   days on market $185,000 Coming Soon 2 DOM
6. 2026-06-02
   remarks 693-char remark
7. 2026-06-02
   listed $185,000 Coming Soon 1 DOM

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$22/yr (+$2/mo · 1.2%)

ⓘ 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: $26,338
• − Mortgage interest: −$10,363
• − Property taxes: −$1,773
• − Insurance: −$925
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − HOA: −$7,080
• − Depreciation: −$5,382
• Taxable loss: −$3,399
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $203/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

+76.2% since first listed

9 events — show timeline

• 2026-06-01 Coming Soon $185,000 MARIS as Distributed by MLS Grid
• 2016-05-25 Sold (Public Records) $95,000 Public Records
• 2016-05-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-04-19 Delisted — MARIS as Distributed by MLS Grid
• 2016-04-09 Contingent — MARIS as Distributed by MLS Grid
• 2016-03-31 Price Changed $94,800 MARIS as Distributed by MLS Grid
• 2016-03-22 Price Changed $99,800 MARIS as Distributed by MLS Grid
• 2016-02-22 Listed $105,000 MARIS as Distributed by MLS Grid
• 1994-12-19 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2022): $1,773 · +0.7% YoY. Source: county tax records.