922 N Claytonbrook Dr #1 · Ballwin, MO 63011

$119,900

2 bd · 2.0 ba · 1,216 sqft · Condo public records · 72 Days on market

Built 1971 $625/mo HOA · 34% 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 +13.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.3/5.0
• DSCR +4.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market through no fault of seller. Wow - a 2 bedroom 2 bath condo in great location in move-in condition for under $100,000! Freshly painted and brand new neutral carpeting throughout. Open floor plan with spacious living room/dining room. Floor to ceiling windows in living room provide lots of light and look out to lovely open green space. Both bedrooms have walk-in closets. One car basement garage with assigned space and garage door opener plus additional guest parking. Large storage room also includes private washer-dryer. Convenient first floor location also has elevator access to garage and laundry. Just out the back of the building is the swimming pool ($150/year additional fee.) Convenient to shopping, schools, highways, restaurants, and parks. Home Protection Policy offered by seller. Secure building with intercom for visitors. Location: Ground Level

Key facts

• $625 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Cambridge Courts Condo association; Monthly HOA fee of $625 covering internet, grounds maintenance, common area maintenance, exterior maintenance, pool, roof, sewer, snow removal and trash; Association management

Exterior

• Parking: Attached garage with space for 1 car; Community parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Attached condominium; One-level layout
• Construction: Brick veneer construction
• Exterior features: Adjoins common ground; Community pool; Common grounds maintained by association

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Range hood; Dishwasher; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Interior features: Bike storage; Storage; Elevator access; Central air; Forced air heating
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $3 ($31/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.0% in Ballwin — 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 86/100 on livability (#2 in MO, #357 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute D.
• Rockwood R-VI (suburban): math 51% / reading 64% proficiency, ranked #9 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Kehrs Mill Elem. (math 71% / reading 75%, grade A, #16 of 1,115 statewide, top 2%, 593 students, 5% FRL); Marquette Sr. High (math 53% / reading 79%, grade B, #17 of 521 statewide, top 3%, 2,155 students, 13% FRL) — zoned schools at 9% FRL track the district average.
• Zoned-school proficiency averages 70% at this address vs 58% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Rockwood R-VI average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 139 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 18% of the median local income ($124k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• 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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1971 — 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 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: 1.53% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.32×
• Total profit: $-22,774
• Equity at exit: $17,877

10-year hold

• IRR: -23.9%
• Equity multiple: 0.01×
• Total profit: $-33,359
• Equity at exit: $10,367

Cash invested: $33,572 (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 63011

• Rents YoY: 0.8%
• Active inventory: 139
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$50
• HOA: −$625
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $3

Break-even live

Break-even rent $1,830

Max offer price $119,900

Occupancy floor 95%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Hillsdale Dr Ballwin, MO	3.0	1.0	925	$1,995	$2.16	44d	1	0.99mi
1212 Clarkson Ct #1212 Ellisville, MO	2.0	1.5	800	$1,700	$2.12	44d	1	1.35mi
170 Steamboat Ln Ballwin, MO	1.0–3.0	1.0–2.5	1177	$1,832	$1.56	2d	10	1.46mi

HOA detail condo

• Monthly dues: $625 · $7,500/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-22
   status Active
2. 2026-05-01
   historical Active Under Contract
3. 2026-04-23
   price $119,900
4. 2026-03-16
   listed $130,000 Active
5. 2026-03-06
   historical $130,000
6. 2014-09-12
   soldstatus $95,000
7. 2014-09-10
   soldstatus 907-char remark

   Show marketing remark (907 chars)

   Back on market through no fault of seller. Wow - a 2 bedroom 2 bath condo in great location in move-in condition for under $100,000! Freshly painted and brand new neutral carpeting throughout. Open floor plan with spacious living room/dining room. Floor to ceiling windows in living room provide lots of light and look out to lovely open green space. Both bedrooms have walk-in closets. One car basement garage with assigned space and garage door opener plus additional guest parking. Large storage room also includes private washer-dryer. Convenient first floor location also has elevator access to garage and laundry. Just out the back of the building is the swimming pool ($150/year additional fee.) Convenient to shopping, schools, highways, restaurants, and parks. Home Protection Policy offered by seller. Secure building with intercom for visitors. Location: Ground Level

8. 2014-05-09
   listed $99,900 907-char remark

   Show marketing remark (907 chars)

   Back on market through no fault of seller. Wow - a 2 bedroom 2 bath condo in great location in move-in condition for under $100,000! Freshly painted and brand new neutral carpeting throughout. Open floor plan with spacious living room/dining room. Floor to ceiling windows in living room provide lots of light and look out to lovely open green space. Both bedrooms have walk-in closets. One car basement garage with assigned space and garage door opener plus additional guest parking. Large storage room also includes private washer-dryer. Convenient first floor location also has elevator access to garage and laundry. Just out the back of the building is the swimming pool ($150/year additional fee.) Convenient to shopping, schools, highways, restaurants, and parks. Home Protection Policy offered by seller. Secure building with intercom for visitors. Location: Ground Level

9. 2013-01-15
   soldstatus $70,000
10. 2003-06-05
    soldstatus $137,000
11. 1993-05-12
    soldstatus $60,000
12. 1993-03-01
    soldstatus
13. 1989-10-01
    soldstatus $71,000

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,002
• − Mortgage interest: −$6,716
• − Property taxes: −$1,706
• − Insurance: −$600
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − HOA: −$7,500
• − Depreciation: −$3,488
• Taxable loss: −$1,528
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $398/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: Rockwood R-VI
• NCES district ID: 2926850
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $98,721
• Composite: 53.61/100
• National rank: #1438
• State rank: #9 of 324 in MO

Livability — Ballwin

• Score: 86/100
• State rank: #2
• US rank: #357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ballwin, MO
• County: Saint Louis County · 888,823 people
• City population: 91,586
• Metro: St. Louis, MO-IL
• Population (ZIP): 35,920
• Household income: $124,454
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 455.0

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 8% Asian 8% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -271.82%
• Current HPI: 234.1279
• Rent YoY: ▲ 0.83%
• 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

+68.9% since first listed

13 events — show timeline

• 2026-05-22 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-01 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-23 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2026-03-16 Listed $130,000 MARIS as Distributed by MLS Grid
• 2026-03-06 Coming Soon $130,000 MARIS as Distributed by MLS Grid
• 2014-09-12 Sold (Public Records) $95,000 Public Records
• 2014-09-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-05-09 Listed $99,900 MARIS as Distributed by MLS Grid
• 2013-01-15 Sold (Public Records) $70,000 Public Records
• 2003-06-05 Sold (Public Records) $137,000 Public Records
• 1993-05-12 Sold (Public Records) $60,000 Public Records
• 1993-03-01 Sold (Public Records) — Public Records
• 1989-10-01 Sold (Public Records) $71,000 Public Records

Property tax history

+2.5%/yr

Latest (2022): $1,706 · +0.7% YoY. Source: county tax records.