1341 Snapdragon Ct · Creve Coeur, MO 63146

$279,900

3 bd · 2.5 ba · 1,794 sqft · Townhouse public records · 126 Days on market

Built 1980 7,274 sqft lot $156/sqft · 18% above area Est $268k · at est. $365/mo HOA · 16% 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).

• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• ARV discount +5.5/15.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +1.1/10.0

Listing remarks MLS

Don’t miss your chance to tour this lovely three-bedroom, 2.5-bath spacious Creve Coeur condo. This beautiful home offers great curb appeal, ample guest parking, and a convenient rear-entry two-car garage. The main level feels bright and open with a welcoming foyer that leads to a sizable living room featuring a gas fireplace with brick surround and walkout access to a private deck. This level also includes a half bath, a comfortable dining area, and a stylish kitchen with abundant custom cabinetry, eye-catching granite countertops, quality appliances, and a cozy breakfast nook with a bay window. Possible laundry hookup on main floor. The impressive primary suite rounds out this level and features deck access, a large custom walk-in closet with built-in shelving, and a beautiful en suite with an oversized vanity and walk-in glass shower. Upstairs offers plenty of room to spread out with two nicely sized guest bedrooms, both with deep walk-in closets, and a shared full bathroom. The lower level adds even more flexibility with a spacious multipurpose room complete with built-in seating and cubbies. You’ll also find garage access, additional storage, and extra functional space perfect for everyday living. In process of a new deck getting installed!

Key facts

• $365 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-421 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (20.7% below list).
• Recommended offer: $205k (26.6% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.7% in Creve Coeur — 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 81/100 on livability (#16 in MO, #1,519 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, schools A-; Watch: amenities C-, cost of living 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.
• Market conditions: Rents soft (-3.0%/yr); 170 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $142k; list at $280k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $205,480 (26.6% 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 126 days. Have you received any prior offers? Is the seller open to a 27% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.45%
• DSCR: 0.71
• GRM: 10.5

CMA / ARV

• ARV (median comp): $268,266
• List price: $279,900
• Delta: 4.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13028 Geranium Ct	0.15mi	3/3.0	1,774 (-1%)	14mo	$219,900	$124	78
12917 Portulaca Dr #217	0.07mi	2/2.0 (-1)	1,707 (-5%)	10mo	$289,900	$170	73
13041 Tiger Lily Ct	0.11mi	2/2.5 (-1)	1,634 (-9%)	7mo	$275,000	$168	69
1147 Rue La Chelle #1147	0.39mi	2/2.5 (-1)	1,800 (+0%)	10mo	$180,000	$100	68
12900 Springdale Village Dr	0.08mi	2/2.0 (-1)	1,550 (-14%)	1mo	$240,000	$155	66
13012 Twin Meadows Ct	0.24mi	2/3.0 (-1)	1,952 (+9%)	5mo	$335,000	$172	63
913 Maison Ladue Dr	0.58mi	3/2.5	1,626 (-9%)	3mo	$199,900	$123	55
925 Maison Ladue Dr	0.58mi	3/2.5	1,662 (-7%)	7mo	$215,000	$129	55
1158 Cantina Dr	0.74mi	3/2.5	1,736 (-3%)	10mo	$225,000	$130	51
1126 Rue La Chelle Walk #1126	0.42mi	2/1.5 (-1)	1,550 (-14%)	1mo	$164,900	$106	48
1101 Rue La Chelle #1101	0.43mi	2/3.5 (-1)	2,006 (+12%)	13mo	$199,900	$100	41
70 Willowyck Ct	0.61mi	2/2.0 (-1)	1,622 (-10%)	12mo	$300,000	$185	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.52×
• Total profit: $119,289
• Equity at exit: $252,156

10-year hold

• IRR: 16.8%
• Equity multiple: 5.61×
• Total profit: $361,106
• Equity at exit: $543,784

Cash invested: $78,372 (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 63146

• Home prices YoY: 4.9%
• Rents YoY: -3.0%
• Active inventory: 170
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$224 /mo · $2,691/yr
• Insurance: −$117
• HOA: −$365
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-421

Break-even live

Break-even rent $2,752

Max offer price $205,480

Occupancy floor —

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 Mariners Point Dr Creve Coeur, MO	1.0–2.0	1.0–1.5	942	$1,815	$1.93	2d	7	0.64mi
12806 Willowyck Dr Saint Louis, MO	3.0	2.0	1456	$2,500	$1.72	43d	1	0.69mi
815 Montmartre Ct Saint Louis, MO	3.0	2.0	1862	$2,300	$1.24	43d	1	0.78mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,695	$1.90	10d	5	0.80mi
12533 Starspur Ln Saint Louis, MO	4.0	4.0	1982	$2,795	$1.41	3d	1	1.00mi
1173 Pompeii Dr Chesterfield, MO	1.0–2.0	1.0–2.0	950	$1,799	$1.89	2d	23	1.08mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,196	$1.40	7d	1	1.18mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$2,128	$2.14	1d	23	1.30mi
502 Broadmoor Dr Unit 506 Chesterfield, MO	3.0	2.5	1500	$2,250	$1.50	23d	1	1.36mi
506 Broadmoor Dr Chesterfield, MO	3.0	2.5	1500	$2,250	$1.50	43d	1	1.36mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$2,900	$2.68	1d	6	1.46mi

HOA detail

• Monthly dues: $365 · $4,380/yr
• Likely covers: gas

Listing history 26 events

1. 2026-06-18
   days on market $279,900 Active 126 DOM
2. 2026-06-17
   days on market $279,900 Active 125 DOM
3. 2026-06-16
   days on market $279,900 Active 124 DOM
4. 2026-06-15
   days on market $279,900 Active 123 DOM
5. 2026-06-13
   days on market $279,900 Active 121 DOM
6. 2026-06-13
   days on market $279,900 Active 120 DOM
7. 2026-06-10
   days on market $279,900 Active 117 DOM
8. 2026-06-07
   days on market $279,900 Active 116 DOM
9. 2026-06-03
   days on market $279,900 Active 112 DOM
10. 2026-06-02
    days on market $279,900 Active 111 DOM
11. 2026-06-01
    days on market $279,900 Active 110 DOM
12. 2026-05-31
    days on market $279,900 Active 109 DOM
13. 2026-05-04
    price $279,900 1280-char remark

    Show marketing remark (1280 chars)

    Don’t miss your chance to tour this lovely three-bedroom, 2.5-bath spacious Creve Coeur condo. This beautiful home offers great curb appeal, ample guest parking, and a convenient rear-entry two-car garage. The main level feels bright and open with a welcoming foyer that leads to a sizable living room featuring a gas fireplace with brick surround and walkout access to a private deck. This level also includes a half bath, a comfortable dining area, and a stylish kitchen with abundant custom cabinetry, eye-catching granite countertops, quality appliances, and a cozy breakfast nook with a bay window. Possible laundry hookup on main floor. The impressive primary suite rounds out this level and features deck access, a large custom walk-in closet with built-in shelving, and a beautiful en suite with an oversized vanity and walk-in glass shower. Upstairs offers plenty of room to spread out with two nicely sized guest bedrooms, both with deep walk-in closets, and a shared full bathroom. The lower level adds even more flexibility with a spacious multipurpose room complete with built-in seating and cubbies. You’ll also find garage access, additional storage, and extra functional space perfect for everyday living. In process of a new deck getting installed!

14. 2026-02-12
    listed $284,900 Active 1280-char remark

    Show marketing remark (1280 chars)

    Don’t miss your chance to tour this lovely three-bedroom, 2.5-bath spacious Creve Coeur condo. This beautiful home offers great curb appeal, ample guest parking, and a convenient rear-entry two-car garage. The main level feels bright and open with a welcoming foyer that leads to a sizable living room featuring a gas fireplace with brick surround and walkout access to a private deck. This level also includes a half bath, a comfortable dining area, and a stylish kitchen with abundant custom cabinetry, eye-catching granite countertops, quality appliances, and a cozy breakfast nook with a bay window. Possible laundry hookup on main floor. The impressive primary suite rounds out this level and features deck access, a large custom walk-in closet with built-in shelving, and a beautiful en suite with an oversized vanity and walk-in glass shower. Upstairs offers plenty of room to spread out with two nicely sized guest bedrooms, both with deep walk-in closets, and a shared full bathroom. The lower level adds even more flexibility with a spacious multipurpose room complete with built-in seating and cubbies. You’ll also find garage access, additional storage, and extra functional space perfect for everyday living. In process of a new deck getting installed!

15. 2026-02-12
    historical $284,900 1280-char remark

    Show marketing remark (1280 chars)

    Don’t miss your chance to tour this lovely three-bedroom, 2.5-bath spacious Creve Coeur condo. This beautiful home offers great curb appeal, ample guest parking, and a convenient rear-entry two-car garage. The main level feels bright and open with a welcoming foyer that leads to a sizable living room featuring a gas fireplace with brick surround and walkout access to a private deck. This level also includes a half bath, a comfortable dining area, and a stylish kitchen with abundant custom cabinetry, eye-catching granite countertops, quality appliances, and a cozy breakfast nook with a bay window. Possible laundry hookup on main floor. The impressive primary suite rounds out this level and features deck access, a large custom walk-in closet with built-in shelving, and a beautiful en suite with an oversized vanity and walk-in glass shower. Upstairs offers plenty of room to spread out with two nicely sized guest bedrooms, both with deep walk-in closets, and a shared full bathroom. The lower level adds even more flexibility with a spacious multipurpose room complete with built-in seating and cubbies. You’ll also find garage access, additional storage, and extra functional space perfect for everyday living. In process of a new deck getting installed!

16. 2023-05-24
    soldstatus
17. 2023-05-19
    soldstatus Closed 388-char remark

    Show marketing remark (388 chars)

    Beautiful updated townhouse in the Parkway School District. Vaulted ceiling, wood flooring, gas fireplace, granite counter tops, newer insulated windows, main floor laundry, walk in closets, large master bedroom with a door to the deck that backs to a quiet field. All this with a recroom and extra storage in the basement and a 2 car garage. DO NOT WAIT. MAKE YOUR APPOINTMENT TODAY.

18. 2023-04-17
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Beautiful updated townhouse in the Parkway School District. Vaulted ceiling, wood flooring, gas fireplace, granite counter tops, newer insulated windows, main floor laundry, walk in closets, large master bedroom with a door to the deck that backs to a quiet field. All this with a recroom and extra storage in the basement and a 2 car garage. DO NOT WAIT. MAKE YOUR APPOINTMENT TODAY.

19. 2023-04-12
    listed $260,000 Active 388-char remark

    Show marketing remark (388 chars)

    Beautiful updated townhouse in the Parkway School District. Vaulted ceiling, wood flooring, gas fireplace, granite counter tops, newer insulated windows, main floor laundry, walk in closets, large master bedroom with a door to the deck that backs to a quiet field. All this with a recroom and extra storage in the basement and a 2 car garage. DO NOT WAIT. MAKE YOUR APPOINTMENT TODAY.

20. 2012-10-25
    soldstatus $142,000
21. 2012-10-23
    soldstatus
22. 2012-08-17
    listed $150,000
23. 1995-10-25
    soldstatus
24. 1988-05-01
    soldstatus $102,000
25. 1983-01-01
    soldstatus $83,500
26. 1983-01-01
    soldstatus

ⓘ 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: $2,691 · $224/mo
• Projected year-2 tax: $2,715 · $226/mo
• Expected delta: +$24/yr (+$2/mo · 0.9%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,620
• − Mortgage interest: −$15,679
• − Property taxes: −$2,691
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − HOA: −$4,380
• − Depreciation: −$8,143
• Taxable loss: −$9,932
• Est. tax savings @ 24.0%: +$2,384
• After-tax cash flow: $-2,672/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 — Creve Coeur

• Score: 81/100
• State rank: #16
• US rank: #1519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 20,932
• 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

+235.2% since first listed

14 events — show timeline

• 2026-05-04 Price Changed $279,900 MARIS as Distributed by MLS Grid
• 2026-02-12 Listed $284,900 MARIS as Distributed by MLS Grid
• 2026-02-12 Coming Soon $284,900 MARIS as Distributed by MLS Grid
• 2023-05-24 Sold (Public Records) — Public Records
• 2023-05-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-04-17 Pending — MARIS as Distributed by MLS Grid
• 2023-04-12 Listed $260,000 MARIS as Distributed by MLS Grid
• 2012-10-25 Sold (Public Records) $142,000 Public Records
• 2012-10-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-08-17 Listed $150,000 MARIS as Distributed by MLS Grid
• 1995-10-25 Sold (Public Records) — Public Records
• 1988-05-01 Sold (Public Records) $102,000 Public Records
• 1983-01-01 Sold (Public Records) — Public Records
• 1983-01-01 Sold (Public Records) $83,500 Public Records

Property tax history

+4.3%/yr

Latest (2022): $2,691 · +0.4% YoY. Source: county tax records.