2020 S Brentwood Blvd · Brentwood, MO 63144

$299,950

4 bd · 2.0 ba · 2,396 sqft · SingleFamily · 356 Days on market

Built 1930 Good condition 5,662 sqft lot $125/sqft · 31% below area Est $438k · 31% under ↓ 33% since listing

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Why this score? — see what drove the B 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Significant price drop and priced to sell! Historic charming two story house at Brentwood and Pine. Fantastic location. This property served as a law office for the last 50 plus years. It would be a great home to live in and house hack or run a home based business out of it. Excellent school district. Half mile south of 40/64. Walking distances to shopping. New windows, flooring, siding, paint, interior doors, etc. Use for your law office, insurance company, chiropractic office, general office, or a similar business. Cheapest 4 bedroom in all of Brentwood. One parking spot and public parking next street over.

Key facts

• New siding
• New flooring
• New windows

Tags

• HISTORIC TWO STORY HOUSE
• EXCELLENT SCHOOL DISTRICT
• WALKING DISTANCES TO SHOPPING
• NEW WINDOWS
• NEW FLOORING
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.8% in Brentwood — 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 84/100 on livability (#6 in MO, #689 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, housing A+; 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.
• Market conditions: Rents rising (+1.5%/yr); 128 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 39% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $60k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $263,956 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $437,840
• List price: $299,950
• Delta: -31.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8921 Lawn Ave	0.17mi	4/2.5	2,383 (-0%)	10mo	$725,000	$304	81
8829 Bridgeport Ave	0.16mi	5/2.0 (+1)	2,493 (+4%)	1mo	$589,000	$236	80
8746 White Ave	0.24mi	3/2.0 (-1)	2,372 (-1%)	6mo	$374,900	$158	77
8724 Bridgeport Ave	0.23mi	4/3.0	2,314 (-3%)	6mo	$525,000	$227	74
8704 Garden Ct	0.16mi	3/2.5 (-1)	2,298 (-4%)	11mo	$369,000	$161	69
8718 Eulalie Ave	0.38mi	4/2.5	2,554 (+7%)	5mo	$240,000	$94	65
8701 Litzsinger Dr	0.43mi	3/2.0 (-1)	2,467 (+3%)	9mo	$454,900	$184	63
8835 Lawn Ave	0.11mi	3/2.5 (-1)	2,048 (-14%)	6mo	$449,000	$219	58
2411 Pocahontas Pl	0.59mi	4/2.5	2,208 (-8%)	9mo	$659,000	$298	50
67 Chafford Woods	0.71mi	4/2.0	2,152 (-10%)	11mo	$547,900	$255	41
59 Middlesex Dr	0.61mi	5/3.0 (+1)	2,723 (+14%)	0mo	$699,000	$257	40
9380 White Ave	0.68mi	4/2.5	2,736 (+14%)	10mo	$700,000	$256	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-14,412
• Equity at exit: $44,724

10-year hold

• IRR: 3.2%
• Equity multiple: 1.21×
• Total profit: $17,901
• Equity at exit: $25,934

Cash invested: $83,986 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,404 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,499/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $616

Break-even live

Break-even rent $2,624

Max offer price $299,950

Occupancy floor 77%

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: $74,988
• Closing costs: $8,998
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,720	$2.34	2d	19	0.19mi
8937 Eager Rd Saint Louis, MO	4.0	3.5	2515	$4,500	$1.79	2d	1	0.48mi
8014 Townes Way Saint Louis, MO	4.0	3.5	2244	$3,500	$1.56	19d	1	0.84mi
8408 Louwen Dr Saint Louis, MO	3.0	2.0	1656	$3,100	$1.87	2d	1	1.17mi
937 S Bemiston Ave Clayton, MO	3.0	2.5	2706	$6,250	$2.31	2d	1	1.19mi
7574 York Dr Clayton, MO	3.0	2.0	1900	$2,975	$1.57	7d	1	1.33mi

Listing history 39 events

1. 2026-06-18
   days on market $299,950 Active 356 DOM
2. 2026-06-17
   days on market $299,950 Active 355 DOM
3. 2026-06-16
   days on market $299,950 Active 354 DOM
4. 2026-06-15
   days on market $299,950 Active 353 DOM
5. 2026-06-13
   days on market $299,950 Active 351 DOM
6. 2026-06-13
   days on market $299,950 Active 350 DOM
7. 2026-06-09
   days on market $299,950 Active 347 DOM
8. 2026-06-08
   days on market $299,950 Active 346 DOM
9. 2026-06-07
   days on market $299,950 Active 345 DOM
10. 2026-06-03
    days on market $299,950 Active 341 DOM
11. 2026-06-02
    days on market $299,950 Active 340 DOM
12. 2026-06-01
    days on market $299,950 Active 339 DOM
13. 2026-05-31
    days on market $299,950 Active 338 DOM
14. 2025-09-24
    price $299,950 627-char remark

    Show marketing remark (627 chars)

    Significant price drop and priced to sell! Historic charming two story house at Brentwood and Pine. Fantastic location. This property served as a law office for the last 50 plus years. It would be a great home to live in and house hack or run a home based business out of it. Excellent school district. Half mile south of 40/64. Walking distances to shopping. New windows, flooring, siding, paint, interior doors, etc. Use for your law office, insurance company, chiropractic office, general office, or a similar business. Cheapest 4 bedroom in all of Brentwood. One parking spot and public parking next street over.

15. 2025-09-12
    price $329,000 627-char remark

    Show marketing remark (627 chars)

    Significant price drop and priced to sell! Historic charming two story house at Brentwood and Pine. Fantastic location. This property served as a law office for the last 50 plus years. It would be a great home to live in and house hack or run a home based business out of it. Excellent school district. Half mile south of 40/64. Walking distances to shopping. New windows, flooring, siding, paint, interior doors, etc. Use for your law office, insurance company, chiropractic office, general office, or a similar business. Cheapest 4 bedroom in all of Brentwood. One parking spot and public parking next street over.

16. 2025-07-08
    price $350,000 627-char remark

    Show marketing remark (627 chars)

    Significant price drop and priced to sell! Historic charming two story house at Brentwood and Pine. Fantastic location. This property served as a law office for the last 50 plus years. It would be a great home to live in and house hack or run a home based business out of it. Excellent school district. Half mile south of 40/64. Walking distances to shopping. New windows, flooring, siding, paint, interior doors, etc. Use for your law office, insurance company, chiropractic office, general office, or a similar business. Cheapest 4 bedroom in all of Brentwood. One parking spot and public parking next street over.

17. 2025-06-28
    listed $360,000 Active 627-char remark

    Show marketing remark (627 chars)

    Significant price drop and priced to sell! Historic charming two story house at Brentwood and Pine. Fantastic location. This property served as a law office for the last 50 plus years. It would be a great home to live in and house hack or run a home based business out of it. Excellent school district. Half mile south of 40/64. Walking distances to shopping. New windows, flooring, siding, paint, interior doors, etc. Use for your law office, insurance company, chiropractic office, general office, or a similar business. Cheapest 4 bedroom in all of Brentwood. One parking spot and public parking next street over.

18. 2024-12-26
    historical
19. 2024-11-07
    price $379,900
20. 2024-11-04
    price $384,900
21. 2024-10-30
    price $389,900
22. 2024-10-17
    listed $399,900 Active
23. 2023-11-13
    historical
24. 2023-09-27
    price $299,900
25. 2023-09-21
    price $309,900
26. 2023-09-14
    price $319,900
27. 2023-09-08
    price $334,900
28. 2023-08-21
    price $339,900
29. 2023-08-14
    price $349,900
30. 2023-07-30
    price $369,900
31. 2023-07-24
    price $379,900
32. 2023-07-19
    price $384,900
33. 2023-07-10
    price $399,900
34. 2023-06-27
    price $419,900
35. 2023-06-16
    price $434,900
36. 2023-06-10
    price $449,900
37. 2023-06-07
    price $429,900
38. 2023-06-02
    price $439,900
39. 2023-05-29
    listed $449,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $40,845
• − Mortgage interest: −$16,802
• − Property taxes: −$4,499
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,268
• − Management: −$3,268
• − Depreciation: −$8,726
• Taxable income: $2,783
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $6,725/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This charming two-story home in Brentwood is in excellent condition with recent updates, making it a great investment for both resale and rental purposes.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace HVAC unit — Modern HVAC system improves comfort and energy efficiency
• Both Install smart home security system — Enhances safety and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace HVAC unit — Modern HVAC system improves comfort and energy efficiency ↑
• Both Install smart home security system — Enhances safety and adds modern amenities ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-33.3% since first listed

26 events — show timeline

• 2025-09-24 Price Changed $299,950 MARIS as Distributed by MLS Grid
• 2025-09-12 Price Changed $329,000 MARIS as Distributed by MLS Grid
• 2025-07-08 Price Changed $350,000 MARIS as Distributed by MLS Grid
• 2025-06-28 Listed $360,000 MARIS as Distributed by MLS Grid
• 2024-12-26 Delisted — MARIS as Distributed by MLS Grid
• 2024-11-07 Price Changed $379,900 MARIS as Distributed by MLS Grid
• 2024-11-04 Price Changed $384,900 MARIS as Distributed by MLS Grid
• 2024-10-30 Price Changed $389,900 MARIS as Distributed by MLS Grid
• 2024-10-17 Listed $399,900 MARIS as Distributed by MLS Grid
• 2023-11-13 Delisted — MARIS as Distributed by MLS Grid
• 2023-09-27 Price Changed $299,900 MARIS as Distributed by MLS Grid
• 2023-09-21 Price Changed $309,900 MARIS as Distributed by MLS Grid
• 2023-09-14 Price Changed $319,900 MARIS as Distributed by MLS Grid
• 2023-09-08 Price Changed $334,900 MARIS as Distributed by MLS Grid
• 2023-08-21 Price Changed $339,900 MARIS as Distributed by MLS Grid
• 2023-08-14 Price Changed $349,900 MARIS as Distributed by MLS Grid
• 2023-07-30 Price Changed $369,900 MARIS as Distributed by MLS Grid
• 2023-07-24 Price Changed $379,900 MARIS as Distributed by MLS Grid
• 2023-07-19 Price Changed $384,900 MARIS as Distributed by MLS Grid
• 2023-07-10 Price Changed $399,900 MARIS as Distributed by MLS Grid
• 2023-06-27 Price Changed $419,900 MARIS as Distributed by MLS Grid
• 2023-06-16 Price Changed $434,900 MARIS as Distributed by MLS Grid
• 2023-06-10 Price Changed $449,900 MARIS as Distributed by MLS Grid
• 2023-06-07 Price Changed $429,900 MARIS as Distributed by MLS Grid
• 2023-06-02 Price Changed $439,900 MARIS as Distributed by MLS Grid
• 2023-05-29 Listed $449,900 MARIS as Distributed by MLS Grid