9163 Robin Ct · Brentwood, MO 63144

$154,900

2 bd · 1.0 ba · 930 sqft · Condo public records · 56 Days on market

Built 1950 $167/sqft · 22% below area Est $199k · 22% under $402/mo HOA · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• 1% rule +6.7/10.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful & COZY 2 bed, 1 bath, ground-level Brentwood Forest condo in the heart of Brentwood! This adorable & UPDATED unit features a gorgeous kitchen with 42" white shaker cabinets, beautiful WHITE MARBLE countertops, a stainless steel sink, UNDER CABINET LIGHTING, subway tile backsplash, a stainless french door refrigerator, range, dishwasher, and microwave. Nice Lux laminate flooring extends throughout the living, dining rooms and bedrooms. NO carpet! The spa-like hall bath is updated including Porcelain Tile Floor and Restoration Hardware style vanity. The LARGE primary bedroom and second bedroom are updated with closet systems. Additional features include one deck in

Key facts

• Gorgeous kitchen
• Porcelain tile floor
• Updated hall bath

Tags

• GORGEOUS KITCHEN
• WHITE MARBLE COUNTERTOPS
• UNDER CABINET LIGHTING
• SUBWAY TILE BACKSPLASH
• UPDATED HALL BATH
• PORCELAIN TILE FLOOR

Property features AI

Finance

• Other: Home warranty provided
• HOA & community: HOA (Brentwood Forest) with monthly fee; Monthly association fee includes clubhouse, insurance, grounds maintenance, parking/road maintenance, sewer, snow removal, trash, and water; Association management provided; Community amenities include clubhouse, tennis courts, and trails

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Residential condominium; One-level (single story); Private ownership
• Construction: Brick construction
• Exterior features: Deck; Patio; Adjoins common ground; In-ground pool

Interior

• Kitchen: Electric range/oven; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Wood-burning fireplace in the family room; Smoke detector(s)
• Laundry & utility: In-unit washer and dryer on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-57 ($-680/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (6.5% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $145k (6.5% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.8% in Brentwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Mcgrath Elem. (math 67% / reading 67%, grade B+, #46 of 1,115 statewide, top 5%, 195 students, 16% FRL); Brentwood High (math 62% / reading 74%, grade B, #12 of 521 statewide, top 2%, 191 students, 30% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 128 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 22% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $144,883 (6.5% 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 56 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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: 1.17% ✓
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 7.1

CMA / ARV

• ARV (median comp): $199,207
• List price: $154,900
• Delta: -22.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.49% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.28×
• Total profit: $-31,136
• Equity at exit: $23,096

10-year hold

• IRR: -19.7%
• Equity multiple: 0.05×
• Total profit: $-41,390
• Equity at exit: $13,393

Cash invested: $43,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$812
• Tax from tax record: −$206 /mo · $2,473/yr
• Insurance: −$65
• HOA: −$402
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-57

Break-even live

Break-even rent $1,880

Max offer price $144,883

Occupancy floor 98%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Redbird Cv Saint Louis, MO	2.0	1.0	946	$2,038	$2.15	1d	1	0.13mi
9071 Wrenwood Ln Saint Louis, MO	2.0	1.0	1060	$1,650	$1.56	43d	1	0.17mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	43d	1	0.20mi
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	10d	1	0.32mi
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	43d	1	0.34mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	43d	1	0.39mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,105	$1.81	1d	19	0.56mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	43d	1	1.00mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	7d	1	1.02mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	7d	1	1.04mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	43d	1	1.08mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,249	$1.60	1d	4	1.22mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	1d	1	1.23mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	2d	12	1.29mi
1034 N Rock Hill Rd Saint Louis, MO	2.0	1.0	696	$1,650	$2.37	43d	1	1.35mi
7570 Oxford Dr Apt 2S Clayton, MO	2.0	1.0	1100	$2,600	$2.36	1d	1	1.41mi
7553 Buckingham Dr Clayton, MO	2.0	1.0	900	$1,695	$1.88	43d	1	1.48mi

HOA detail condo

• Monthly dues: $402 · $4,824/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $154,900 Active 56 DOM
2. 2026-06-17
   days on market $154,900 Active 55 DOM
3. 2026-06-16
   days on market $154,900 Active 54 DOM
4. 2026-06-15
   days on market $154,900 Active 53 DOM
5. 2026-06-13
   days on market $154,900 Active 51 DOM
6. 2026-06-13
   days on market $154,900 Active 50 DOM
7. 2026-06-09
   days on market $154,900 Active 47 DOM
8. 2026-06-08
   days on market $154,900 Active 46 DOM
9. 2026-06-07
   pricedays on market $154,900 Active 45 DOM
10. 2026-06-03
    days on market $160,000 Active 41 DOM
11. 2026-06-02
    days on market $160,000 Active 40 DOM
12. 2026-06-01
    days on market $160,000 Active 39 DOM
13. 2026-05-31
    days on market $160,000 Active 38 DOM
14. 2026-05-03
    status Active 979-char remark
15. 2026-04-29
    historical Active Under Contract 979-char remark
16. 2026-04-23
    listed $160,000 Active 979-char remark
17. 2024-06-24
    historical
18. 2024-05-03
    listed $199,999 Active
19. 2018-11-20
    soldstatus $169,750
20. 2018-06-19
    soldstatus $118,500
21. 2005-08-25
    soldstatus $143,000
22. 1997-12-12
    soldstatus
23. 1997-12-12
    soldstatus
24. 1993-07-01
    soldstatus $55,000

ⓘ 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: $2,473 · $206/mo
• Projected year-2 tax: $2,473 · $206/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 · 21 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: $21,694
• − Mortgage interest: −$8,677
• − Property taxes: −$2,473
• − Insurance: −$774
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$4,824
• − Depreciation: −$4,506
• Taxable loss: −$3,031
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $47/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

+181.6% since first listed

12 events — show timeline

• 2026-06-04 Price Changed $154,900 MARIS as Distributed by MLS Grid
• 2026-05-03 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-29 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $160,000 MARIS as Distributed by MLS Grid
• 2024-06-24 Delisted — MARIS as Distributed by MLS Grid
• 2024-05-03 Listed $199,999 MARIS as Distributed by MLS Grid
• 2018-11-20 Sold (Public Records) $169,750 Public Records
• 2018-06-19 Sold (Public Records) $118,500 Public Records
• 2005-08-25 Sold (Public Records) $143,000 Public Records
• 1997-12-12 Sold (Public Records) — Public Records
• 1997-12-12 Sold (Public Records) — Public Records
• 1993-07-01 Sold (Public Records) $55,000 Public Records

Property tax history

+4.5%/yr

Latest (2022): $2,473 · +0.8% YoY. Source: county tax records.