2303 Yosemite Park Ct Ct Unit C · Maryland Heights, MO 63043

$150,000

2 bd · 2.0 ba · 978 sqft · Condo public records · 39 Days on market

Built 1985 $339/mo HOA · 21% 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 +10.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Carpeting being installed in bedrooms and hallway May 6, 2026! Move-in condition! Excellent condo community with green space in PARKWAY NORTH schools. Wooded enclave. Seller has seen deer and turkey. Close to Creve Coeur Lake Park. Community pool! 2 bedroom, 2 full bathroom Condo with 1 Car Garage: garage identified as 1B. All electric home. Kitchen has black appliances: smoothtop stove, overhead microwave, dishwasher and refrigerator. Oak Cabinets. Garden window over the sink. Neutral countertops with breakfast bar. Dining area has lighted ceiling fan. Both Bathrooms have Large mirror, single basin vanity with large vanity top, recessed lighting and combination tub and shower. Stackable Washer and Dryer and Kitchen. Refrigerator included in the sale of this home. Digital thermostat. New Garage door installed in 2026. Great location, easy access to HWY 270 and HWY 70 St Charles and Airport. Passed Maryland Heights occupancy inspection

Key facts

• $339 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-74 ($-888/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (8.7% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $137k (8.7% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• Pattonville R-III (suburban): math 32% / reading 46% proficiency, ranked #147 of 324 in MO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pattonville Sr. High (math 33% / reading 64%, grade D, #147 of 521 statewide, top 29%, 1,893 students, 39% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 107 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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

• It's been on market 39 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $118k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $136,931 (8.7% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.08% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.26×
• Total profit: $-31,048
• Equity at exit: $22,365

10-year hold

• IRR: -20.1%
• Equity multiple: 0.02×
• Total profit: $-41,187
• 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 63043

• Rents YoY: 1.6%
• Active inventory: 107
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$787
• Tax from tax record: −$165 /mo · $1,975/yr
• Insurance: −$62
• HOA: −$339
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-74

Break-even live

Break-even rent $1,712

Max offer price $136,931

Occupancy floor 100%

Sensitivity live

Price	-10% $11	-5% $-32	+0% $-74	+5% $-116	+10% $-159
Rent	-10% $-202	-5% $-138	+0% $-74	+5% $-10	+10% $54
Rate	-1.0pp $2	-0.5pp $-36	base $-74	+0.5pp $-113	+1.0pp $-152

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2050 Lakerun Ct Maryland Heights, MO	1.0–3.0	1.0–2.5	1213	$1,610	$1.33	0d	14	0.56mi
2170 McKelvey Rd Maryland Heights, MO	1.0–2.0	1.0	764	$1,403	$1.84	0d	18	0.94mi
2657 McKelvey Rd Maryland Heights, MO	3.0	2.0	962	$1,895	$1.97	25d	1	1.11mi
1432 Glenmeade Dr Maryland Heights, MO	3.0	2.0	1090	$2,176	$2.00	12d	1	1.37mi
2207 Summerhouse Dr St. Louis, MO	1.0–3.0	1.0–2.0	804	$1,304	$1.62	0d	20	1.46mi

HOA detail condo

• Monthly dues: $339 · $4,068/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-05-18
   status Pending 956-char remark

   Show marketing remark (956 chars)

   New Carpeting being installed in bedrooms and hallway May 6, 2026! Move-in condition! Excellent condo community with green space in PARKWAY NORTH schools. Wooded enclave. Seller has seen deer and turkey. Close to Creve Coeur Lake Park. Community pool! 2 bedroom, 2 full bathroom Condo with 1 Car Garage: garage identified as 1B. All electric home. Kitchen has black appliances: smoothtop stove, overhead microwave, dishwasher and refrigerator. Oak Cabinets. Garden window over the sink. Neutral countertops with breakfast bar. Dining area has lighted ceiling fan. Both Bathrooms have Large mirror, single basin vanity with large vanity top, recessed lighting and combination tub and shower. Stackable Washer and Dryer and Kitchen. Refrigerator included in the sale of this home. Digital thermostat. New Garage door installed in 2026. Great location, easy access to HWY 270 and HWY 70 St Charles and Airport. Passed Maryland Heights occupancy inspection

2. 2026-05-14
   price $150,000 956-char remark

   Show marketing remark (956 chars)

   New Carpeting being installed in bedrooms and hallway May 6, 2026! Move-in condition! Excellent condo community with green space in PARKWAY NORTH schools. Wooded enclave. Seller has seen deer and turkey. Close to Creve Coeur Lake Park. Community pool! 2 bedroom, 2 full bathroom Condo with 1 Car Garage: garage identified as 1B. All electric home. Kitchen has black appliances: smoothtop stove, overhead microwave, dishwasher and refrigerator. Oak Cabinets. Garden window over the sink. Neutral countertops with breakfast bar. Dining area has lighted ceiling fan. Both Bathrooms have Large mirror, single basin vanity with large vanity top, recessed lighting and combination tub and shower. Stackable Washer and Dryer and Kitchen. Refrigerator included in the sale of this home. Digital thermostat. New Garage door installed in 2026. Great location, easy access to HWY 270 and HWY 70 St Charles and Airport. Passed Maryland Heights occupancy inspection

3. 2026-04-10
   listed $155,000 Active 956-char remark

   Show marketing remark (956 chars)

   New Carpeting being installed in bedrooms and hallway May 6, 2026! Move-in condition! Excellent condo community with green space in PARKWAY NORTH schools. Wooded enclave. Seller has seen deer and turkey. Close to Creve Coeur Lake Park. Community pool! 2 bedroom, 2 full bathroom Condo with 1 Car Garage: garage identified as 1B. All electric home. Kitchen has black appliances: smoothtop stove, overhead microwave, dishwasher and refrigerator. Oak Cabinets. Garden window over the sink. Neutral countertops with breakfast bar. Dining area has lighted ceiling fan. Both Bathrooms have Large mirror, single basin vanity with large vanity top, recessed lighting and combination tub and shower. Stackable Washer and Dryer and Kitchen. Refrigerator included in the sale of this home. Digital thermostat. New Garage door installed in 2026. Great location, easy access to HWY 270 and HWY 70 St Charles and Airport. Passed Maryland Heights occupancy inspection

4. 2026-03-27
   historical $155,000 956-char remark

   Show marketing remark (956 chars)

   New Carpeting being installed in bedrooms and hallway May 6, 2026! Move-in condition! Excellent condo community with green space in PARKWAY NORTH schools. Wooded enclave. Seller has seen deer and turkey. Close to Creve Coeur Lake Park. Community pool! 2 bedroom, 2 full bathroom Condo with 1 Car Garage: garage identified as 1B. All electric home. Kitchen has black appliances: smoothtop stove, overhead microwave, dishwasher and refrigerator. Oak Cabinets. Garden window over the sink. Neutral countertops with breakfast bar. Dining area has lighted ceiling fan. Both Bathrooms have Large mirror, single basin vanity with large vanity top, recessed lighting and combination tub and shower. Stackable Washer and Dryer and Kitchen. Refrigerator included in the sale of this home. Digital thermostat. New Garage door installed in 2026. Great location, easy access to HWY 270 and HWY 70 St Charles and Airport. Passed Maryland Heights occupancy inspection

5. 2019-01-17
   soldstatus $118,000
6. 2019-01-16
   status Pending 867-char remark

   Show marketing remark (867 chars)

   Location, location, location! You won't find a more convenient location and you can walk to Creve Coeur Park to boot! This unit offers two bedrooms and two full bathrooms, newer appliances in the kitchen that includes lots of cabinets and counter space, built-in microwave, a breakfast bar and a breakfast room, woodburning fireplace in the living room, master suite with private laundry hookup, private balcony with a great view that has access from the living room and master bedroom, newer Trane a/c and furnace, newer water heater, intercom system, ceramic tile in both bathrooms, and this is one of very few units in the complex with a one car garage and an additional parking space. The roofs have been recently replaced on the building and the garage. The complex has been very well kept and you'll enjoy watching the wildlife walking through the neighborhood!

7. 2019-01-16
   soldstatus Closed 867-char remark

   Show marketing remark (867 chars)

   Location, location, location! You won't find a more convenient location and you can walk to Creve Coeur Park to boot! This unit offers two bedrooms and two full bathrooms, newer appliances in the kitchen that includes lots of cabinets and counter space, built-in microwave, a breakfast bar and a breakfast room, woodburning fireplace in the living room, master suite with private laundry hookup, private balcony with a great view that has access from the living room and master bedroom, newer Trane a/c and furnace, newer water heater, intercom system, ceramic tile in both bathrooms, and this is one of very few units in the complex with a one car garage and an additional parking space. The roofs have been recently replaced on the building and the garage. The complex has been very well kept and you'll enjoy watching the wildlife walking through the neighborhood!

8. 2018-12-19
   historical Contingent (No Kickout) 867-char remark

   Show marketing remark (867 chars)

   Location, location, location! You won't find a more convenient location and you can walk to Creve Coeur Park to boot! This unit offers two bedrooms and two full bathrooms, newer appliances in the kitchen that includes lots of cabinets and counter space, built-in microwave, a breakfast bar and a breakfast room, woodburning fireplace in the living room, master suite with private laundry hookup, private balcony with a great view that has access from the living room and master bedroom, newer Trane a/c and furnace, newer water heater, intercom system, ceramic tile in both bathrooms, and this is one of very few units in the complex with a one car garage and an additional parking space. The roofs have been recently replaced on the building and the garage. The complex has been very well kept and you'll enjoy watching the wildlife walking through the neighborhood!

9. 2018-11-16
   listed $122,900 Active 867-char remark

   Show marketing remark (867 chars)

   Location, location, location! You won't find a more convenient location and you can walk to Creve Coeur Park to boot! This unit offers two bedrooms and two full bathrooms, newer appliances in the kitchen that includes lots of cabinets and counter space, built-in microwave, a breakfast bar and a breakfast room, woodburning fireplace in the living room, master suite with private laundry hookup, private balcony with a great view that has access from the living room and master bedroom, newer Trane a/c and furnace, newer water heater, intercom system, ceramic tile in both bathrooms, and this is one of very few units in the complex with a one car garage and an additional parking space. The roofs have been recently replaced on the building and the garage. The complex has been very well kept and you'll enjoy watching the wildlife walking through the neighborhood!

10. 2014-07-25
    soldstatus $91,500
11. 2014-07-24
    soldstatus
12. 2014-05-28
    listed $92,000
13. 2004-05-25
    soldstatus $130,500
14. 1991-09-04
    soldstatus $66,500
15. 1988-02-01
    soldstatus
16. 1988-02-01
    soldstatus $69,950

ⓘ 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: $1,975 · $165/mo
• Projected year-2 tax: $1,975 · $165/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 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $19,424
• − Mortgage interest: −$8,402
• − Property taxes: −$1,975
• − Insurance: −$750
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$4,068
• − Depreciation: −$4,364
• Taxable loss: −$3,243
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $-109/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: Pattonville R-III
• NCES district ID: 2923700
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $50,786
• Composite: 33.69/100
• National rank: #5383
• State rank: #147 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

• Census place: Maryland Heights, MO
• County: Saint Louis County · 888,823 people
• City population: 21,924
• Metro: St. Louis, MO-IL
• Population (ZIP): 21,924
• Household income: $91,509
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 277.0

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 0.58)
• Race & ethnicity: White 62% Black 14% Asian 14% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Slovak 3% French 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 78% English-only · Other Asian/Pacific 7% Spanish 5% Other Indo-European 4%

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: ▼ -307.48%
• Current HPI: 218.599
• Rent YoY: ▲ 1.60%
• 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

+114.4% since first listed

16 events — show timeline

• 2026-05-18 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Listed $155,000 MARIS as Distributed by MLS Grid
• 2026-03-27 Coming Soon $155,000 MARIS as Distributed by MLS Grid
• 2019-01-17 Sold (Public Records) $118,000 Public Records
• 2019-01-16 Pending — MARIS as Distributed by MLS Grid
• 2019-01-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-12-19 Contingent — MARIS as Distributed by MLS Grid
• 2018-11-16 Listed $122,900 MARIS as Distributed by MLS Grid
• 2014-07-25 Sold (Public Records) $91,500 Public Records
• 2014-07-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-05-28 Listed $92,000 MARIS as Distributed by MLS Grid
• 2004-05-25 Sold (Public Records) $130,500 Public Records
• 1991-09-04 Sold (Public Records) $66,500 Public Records
• 1988-02-01 Sold (Public Records) $69,950 Public Records
• 1988-02-01 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2022): $1,975 · -1.0% YoY. Source: county tax records.