8869 Flamingo Ct · Brentwood, MO 63144

$162,500

2 bd · 1.0 ba · 909 sqft · Condo public records · 17 Days on market

Built 1950 $363/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 +10.1/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing first floor end unit condo updated throughout in Beautiful Brentwood Forest!! Walk-in to your large open living area with todays paint colors, updated lighting and plush carpet. Darling dining room with updated lighting and walk-out to private deck. Updated kitchen with stainless appliances, granite countertops and walk-in pantry. Large Master Suite with your own private walk-out to deck perfect for your morning cup of java or relaxing after a long day at the office. Full updated bath with linen closet and a large 2nd bedroom currently used as a home office. Refrigerator included. Just some of the amenities are pool, clubhouse, walking trails etc. Wonderful home!! Wonderful Central Location in the AAA rated Brentwood school district. Location: End Unit, Ground Level

Key facts

• $363 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Home warranty included; Seller may consider concessions; Approximately 1,500 units in the community
• HOA & community: Part of Brentwood Forest community; Monthly association fee of $363; Community amenities: clubhouse, common ground, lake, parking, party room, pool, recreation facilities, tennis courts; HOA fee covers clubhouse, insurance, grounds maintenance, parking/roads maintenance, common area maintenance, exterior maintenance, pool maintenance, management, roof, sewer, snow removal, trash, and water

Exterior

• Parking: Assigned parking; Guest parking (1 total parking space listed)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium (residential); One level
• Construction: Brick construction
• Exterior features: Deck; Adjoins common ground; Private ownership; Outdoor in-ground pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Microwave; Electric range; Refrigerator; Water heater; Central air; Forced air heating
• Laundry & utility: In-unit laundry on the main level (washer and dryer included)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $162k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (10.4% below list).
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $146k (10.4% below list) — sets the bar for cash-flow.

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 Middle (math 67% / reading 62%, grade A-, #5 of 391 statewide, top 2%, 163 students, 24% FRL); Brentwood High (math 62% / reading 74%, grade B, #12 of 521 statewide, top 2%, 191 students, 30% FRL).
• Market conditions: Rents rising (+1.5%/yr); 130 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 17 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 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 $132k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% 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 $145,554 (10.4% 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. Built in 1950 — 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. 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 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: 1.06% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -22.6%
• Equity multiple: 0.24×
• Total profit: $-34,795
• Equity at exit: $24,229

10-year hold

• IRR: -22.3%
• Equity multiple: -0.04×
• Total profit: $-47,513
• Equity at exit: $14,050

Cash invested: $45,500 (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: 130
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$852
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$68
• HOA: −$363
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-96

Break-even live

Break-even rent $1,850

Max offer price $145,554

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-50	+0% $-96	+5% $-142	+10% $-188
Rent	-10% $-232	-5% $-164	+0% $-96	+5% $-28	+10% $41
Rate	-1.0pp $-14	-0.5pp $-55	base $-96	+0.5pp $-138	+1.0pp $-181

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	45d	1	0.09mi
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	12d	1	0.14mi
1607 Redbird Cv Saint Louis, MO	2.0	1.0	946	$2,038	$2.15	0d	1	0.23mi
9071 Wrenwood Ln Saint Louis, MO	2.0	1.0	1060	$1,650	$1.56	45d	1	0.24mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	45d	1	0.25mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,120	$1.82	0d	18	0.35mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	45d	1	0.35mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	45d	1	0.87mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	9d	1	0.94mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	45d	1	0.96mi
9386 Golden Gate Rd Saint Louis, MO	2.0	1.0	840	$2,283	$2.72	0d	1	1.03mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	9d	1	1.03mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,236	$1.58	0d	4	1.13mi
7570 Oxford Dr Apt 2S Clayton, MO	2.0	1.0	1100	$2,600	$2.36	0d	1	1.18mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	0d	1	1.23mi
7553 Buckingham Dr Clayton, MO	2.0	1.0	900	$1,695	$1.88	45d	1	1.27mi
7530 Buckingham Dr Saint Louis, MO	1.0	1.0	800	$900	$1.12	45d	1	1.28mi
7537 Buckingham Dr Saint Louis, MO	2.0	1.0	1000	$1,850	$1.85	9d	1	1.29mi
7720 Gissler Ave Unit 1E Richmond Heights, MO	1.0	1.0	900	$925	$1.03	45d	1	1.30mi
7784 W Bruno Ave Saint Louis, MO	2.0	1.0	900	$950	$1.06	45d	1	1.32mi
7555 Byron Pl Unit 55-1N Clayton, MO	3.0	1.0	1100	$1,900	$1.73	25d	1	1.33mi
7828 Laclede Forest Dr Maplewood, MO	1.0–2.0	1.0	725	$1,345	$1.86	5d	2	1.34mi
7551 Byron Pl Unit 51-2S Clayton, MO	2.0	1.0	900	$1,500	$1.67	45d	1	1.34mi
7551 Byron Pl Unit 51-1S Clayton, MO	2.0	1.0	900	$1,400	$1.56	25d	1	1.34mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	4d	12	1.37mi
1421 Claytonia Ter Unit 1F Richmond Heights, MO	2.0	1.0	855	$1,125	$1.32	12d	1	1.43mi
1034 N Rock Hill Rd Saint Louis, MO	2.0	1.0	696	$1,650	$2.37	45d	1	1.48mi

HOA detail condo

• Monthly dues: $363 · $4,356/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   days on market $162,500 Active 17 DOM
2. 2026-06-18
   days on market $162,500 Active 14 DOM
3. 2026-06-17
   days on market $162,500 Active 13 DOM
4. 2026-06-16
   days on market $162,500 Active 12 DOM
5. 2026-06-15
   days on market $162,500 Active 11 DOM
6. 2026-06-13
   days on market $162,500 Active 9 DOM
7. 2026-06-13
   days on market $162,500 Active 8 DOM
8. 2026-06-09
   days on market $162,500 Active 5 DOM
9. 2026-06-08
   days on market $162,500 Active 4 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $162,500 Active 3 DOM

ⓘ 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: $2,140 · $178/mo
• Projected year-2 tax: $2,140 · $178/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,738
• − Mortgage interest: −$9,103
• − Property taxes: −$2,140
• − Insurance: −$812
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$4,356
• − Depreciation: −$4,727
• Taxable loss: −$3,718
• Est. tax savings @ 24.0%: +$892
• After-tax cash flow: $-259/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

+91.2% since first listed

22 events — show timeline

• 2026-06-05 Listed $162,500 MARIS as Distributed by MLS Grid
• 2026-06-04 Coming Soon $162,500 MARIS as Distributed by MLS Grid
• 2016-11-14 Sold (Public Records) $132,000 Public Records
• 2016-11-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-11-01 Pending — MARIS as Distributed by MLS Grid
• 2016-11-01 Relisted — MARIS as Distributed by MLS Grid
• 2016-10-30 Delisted — MARIS as Distributed by MLS Grid
• 2016-07-30 Contingent — MARIS as Distributed by MLS Grid
• 2016-07-30 Relisted — MARIS as Distributed by MLS Grid
• 2016-07-30 Delisted — MARIS as Distributed by MLS Grid
• 2016-07-17 Contingent — MARIS as Distributed by MLS Grid
• 2016-05-31 Relisted — MARIS as Distributed by MLS Grid
• 2016-05-30 Delisted — MARIS as Distributed by MLS Grid
• 2016-04-23 Price Changed $134,000 MARIS as Distributed by MLS Grid
• 2016-03-21 Listed $139,000 MARIS as Distributed by MLS Grid
• 2014-05-13 Sold (Public Records) $123,500 Public Records
• 2014-05-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-03-03 Listed $129,000 MARIS as Distributed by MLS Grid
• 2009-10-29 Sold (Public Records) $128,500 Public Records
• 1999-03-08 Sold (Public Records) $78,326 Public Records
• 1998-06-24 Sold (Public Records) $85,000 Public Records
• 1997-03-24 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2022): $2,140 · +0.8% YoY. Source: county tax records.