1441 Oriole Pl · Brentwood, MO 63144

$159,000

2 bd · 1.0 ba · 918 sqft · Condo public records · 52 Days on market

Built 1950 $173/sqft · 15% below area Est $187k · 15% 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 +14.3/15.0
• Cash flow +11.3/30.0
• 1% rule +6.3/10.0
• 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 MLS

Main floor condo in Brentwood Forest w/open floor plan. Dining area opens to the Living room. Living room has a wood burning fireplace & access to the front deck. There is also a rear deck off the 2nd bedroom. Kitchen has white cabinetry & newer refrigerator & stackable washer/dryer. Walk-in pantry off kitchen recently had built-ins added for additional storage space. All appliances remain w/sale of the home. Master bedroom features large closet w/organizer system & has double doors that open to 2nd bedroom for additional sitting space or office. However, if this is not preferred, it could easily be enclosed. Off second bedroom is sliding glass door to rear deck & storage locker. The rear deck offers a peaceful sitting space w/view of the green space behind home. Hall bathroom was recently remodeled w/new vanity, mirror & towel racks. Brentwood Forest amenities included: 2 swimming pools, tennis courts, beautiful lake w/ fountains & walking trails. Location: End Unit, Ground Level

Key facts

• $402 HOA
• Community pool
• Built 1950

Property features AI

Finance

• Other: Living area reported as 918 (above grade finished area)
• HOA & community: HOA: Brentwood Forest; Monthly association fee; Community clubhouse, pool, and tennis courts; HOA covers clubhouse, insurance, grounds maintenance, parking/road maintenance, common area maintenance, exterior maintenance, pool, and roof

Exterior

• Utilities: Public water; Public sewer; Electric service (Ameren); Electricity connected; Water connected
• Home design: Residential condominium; One story
• Construction: Brick and vinyl siding exterior
• Exterior features: Adjoins common ground; Garden; Landscaped yard; Many trees

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning (electric)
• Interior features: One-level living; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-59 ($-710/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (6.6% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 52 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $120k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $148,551 (6.6% 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 52 days. Have you received any prior offers? Is the seller open to a 7% 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: 1.13% ✓
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 7.4

CMA / ARV

• ARV (median comp): $187,305
• List price: $159,000
• Delta: -15.11%
• 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: -21.0%
• Equity multiple: 0.28×
• Total profit: $-31,962
• Equity at exit: $23,707

10-year hold

• IRR: -19.5%
• Equity multiple: 0.05×
• Total profit: $-42,335
• Equity at exit: $13,747

Cash invested: $44,520 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$834
• Tax from tax record: −$177 /mo · $2,128/yr
• Insurance: −$66
• HOA: −$402
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-59

Break-even live

Break-even rent $1,873

Max offer price $148,551

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	0.11mi
9071 Wrenwood Ln Saint Louis, MO	2.0	1.0	1060	$1,650	$1.56	43d	1	0.15mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	43d	1	0.21mi
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	10d	1	0.27mi
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	43d	1	0.28mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	43d	1	0.35mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,105	$1.81	1d	19	0.52mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	43d	1	0.97mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	7d	1	1.02mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	7d	1	1.02mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	43d	1	1.05mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,249	$1.60	1d	4	1.19mi
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	1.30mi
7570 Oxford Dr Apt 2S Clayton, MO	2.0	1.0	1100	$2,600	$2.36	1d	1	1.36mi
1034 N Rock Hill Rd Saint Louis, MO	2.0	1.0	696	$1,650	$2.37	43d	1	1.37mi
7553 Buckingham Dr Clayton, MO	2.0	1.0	900	$1,695	$1.88	43d	1	1.44mi
7530 Buckingham Dr Saint Louis, MO	1.0	1.0	800	$900	$1.12	43d	1	1.46mi
7537 Buckingham Dr Saint Louis, MO	2.0	1.0	1000	$1,850	$1.85	7d	1	1.47mi
7555 Byron Pl Unit 55-1N Clayton, MO	3.0	1.0	1100	$1,900	$1.73	23d	1	1.50mi

HOA detail condo

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

Listing history 32 events

1. 2026-06-18
   days on market $159,000 Active 52 DOM
2. 2026-06-17
   days on market $159,000 Active 51 DOM
3. 2026-06-16
   days on market $159,000 Active 50 DOM
4. 2026-06-15
   days on market $159,000 Active 49 DOM
5. 2026-06-13
   days on market $159,000 Active 47 DOM
6. 2026-06-13
   days on market $159,000 Active 46 DOM
7. 2026-06-09
   days on market $159,000 Active 43 DOM
8. 2026-06-08
   days on market $159,000 Active 42 DOM
9. 2026-06-07
   days on market $159,000 Active 41 DOM
10. 2026-06-03
    days on market $159,000 Active 37 DOM
11. 2026-06-02
    days on market $159,000 Active 36 DOM
12. 2026-06-01
    days on market $159,000 Active 35 DOM
13. 2026-05-31
    days on market $159,000 Active 34 DOM
14. 2026-04-28
    listed $159,000 Active 645-char remark
15. 2026-04-27
    historical $159,000 645-char remark
16. 2015-11-03
    soldstatus $120,000
17. 2015-10-29
    soldstatus Closed 1023-char remark

    Show marketing remark (1023 chars)

    Main floor condo in Brentwood Forest w/open floor plan. Dining area opens to the Living room. Living room has a wood burning fireplace & access to the front deck. There is also a rear deck off the 2nd bedroom. Kitchen has white cabinetry & newer refrigerator & stackable washer/dryer. Walk-in pantry off kitchen recently had built-ins added for additional storage space. All appliances remain w/sale of the home. Master bedroom features large closet w/organizer system & has double doors that open to 2nd bedroom for additional sitting space or office. However, if this is not preferred, it could easily be enclosed. Off second bedroom is sliding glass door to rear deck & storage locker. The rear deck offers a peaceful sitting space w/view of the green space behind home. Hall bathroom was recently remodeled w/new vanity, mirror & towel racks. Brentwood Forest amenities included: 2 swimming pools, tennis courts, beautiful lake w/ fountains & walking trails. Location: End Unit, Ground Level

18. 2015-09-28
    historical Contingent (No Kickout) 1023-char remark

    Show marketing remark (1023 chars)

    Main floor condo in Brentwood Forest w/open floor plan. Dining area opens to the Living room. Living room has a wood burning fireplace & access to the front deck. There is also a rear deck off the 2nd bedroom. Kitchen has white cabinetry & newer refrigerator & stackable washer/dryer. Walk-in pantry off kitchen recently had built-ins added for additional storage space. All appliances remain w/sale of the home. Master bedroom features large closet w/organizer system & has double doors that open to 2nd bedroom for additional sitting space or office. However, if this is not preferred, it could easily be enclosed. Off second bedroom is sliding glass door to rear deck & storage locker. The rear deck offers a peaceful sitting space w/view of the green space behind home. Hall bathroom was recently remodeled w/new vanity, mirror & towel racks. Brentwood Forest amenities included: 2 swimming pools, tennis courts, beautiful lake w/ fountains & walking trails. Location: End Unit, Ground Level

19. 2015-09-09
    price $125,000 1023-char remark

    Show marketing remark (1023 chars)

    Main floor condo in Brentwood Forest w/open floor plan. Dining area opens to the Living room. Living room has a wood burning fireplace & access to the front deck. There is also a rear deck off the 2nd bedroom. Kitchen has white cabinetry & newer refrigerator & stackable washer/dryer. Walk-in pantry off kitchen recently had built-ins added for additional storage space. All appliances remain w/sale of the home. Master bedroom features large closet w/organizer system & has double doors that open to 2nd bedroom for additional sitting space or office. However, if this is not preferred, it could easily be enclosed. Off second bedroom is sliding glass door to rear deck & storage locker. The rear deck offers a peaceful sitting space w/view of the green space behind home. Hall bathroom was recently remodeled w/new vanity, mirror & towel racks. Brentwood Forest amenities included: 2 swimming pools, tennis courts, beautiful lake w/ fountains & walking trails. Location: End Unit, Ground Level

20. 2015-08-14
    price $127,000 1023-char remark

    Show marketing remark (1023 chars)

    Main floor condo in Brentwood Forest w/open floor plan. Dining area opens to the Living room. Living room has a wood burning fireplace & access to the front deck. There is also a rear deck off the 2nd bedroom. Kitchen has white cabinetry & newer refrigerator & stackable washer/dryer. Walk-in pantry off kitchen recently had built-ins added for additional storage space. All appliances remain w/sale of the home. Master bedroom features large closet w/organizer system & has double doors that open to 2nd bedroom for additional sitting space or office. However, if this is not preferred, it could easily be enclosed. Off second bedroom is sliding glass door to rear deck & storage locker. The rear deck offers a peaceful sitting space w/view of the green space behind home. Hall bathroom was recently remodeled w/new vanity, mirror & towel racks. Brentwood Forest amenities included: 2 swimming pools, tennis courts, beautiful lake w/ fountains & walking trails. Location: End Unit, Ground Level

21. 2015-06-29
    listed $128,000 Active 1023-char remark

    Show marketing remark (1023 chars)

    Main floor condo in Brentwood Forest w/open floor plan. Dining area opens to the Living room. Living room has a wood burning fireplace & access to the front deck. There is also a rear deck off the 2nd bedroom. Kitchen has white cabinetry & newer refrigerator & stackable washer/dryer. Walk-in pantry off kitchen recently had built-ins added for additional storage space. All appliances remain w/sale of the home. Master bedroom features large closet w/organizer system & has double doors that open to 2nd bedroom for additional sitting space or office. However, if this is not preferred, it could easily be enclosed. Off second bedroom is sliding glass door to rear deck & storage locker. The rear deck offers a peaceful sitting space w/view of the green space behind home. Hall bathroom was recently remodeled w/new vanity, mirror & towel racks. Brentwood Forest amenities included: 2 swimming pools, tennis courts, beautiful lake w/ fountains & walking trails. Location: End Unit, Ground Level

22. 2015-06-24
    historical
23. 2015-06-18
    status Active
24. 2015-06-18
    historical
25. 2015-04-28
    price $128,900
26. 2015-04-16
    status Active
27. 2015-04-14
    historical
28. 2015-03-26
    listed $130,000 Active
29. 2011-04-25
    soldstatus $114,000
30. 2007-05-18
    soldstatus
31. 1988-04-01
    soldstatus
32. 1986-01-01
    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: $2,128 · $177/mo
• Projected year-2 tax: $2,128 · $177/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: $21,573
• − Mortgage interest: −$8,906
• − Property taxes: −$2,128
• − Insurance: −$795
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − HOA: −$4,824
• − Depreciation: −$4,625
• Taxable loss: −$3,157
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $48/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

+39.5% since first listed

19 events — show timeline

• 2026-04-28 Listed $159,000 MARIS as Distributed by MLS Grid
• 2026-04-27 Coming Soon $159,000 MARIS as Distributed by MLS Grid
• 2015-11-03 Sold (Public Records) $120,000 Public Records
• 2015-10-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-09-28 Contingent — MARIS as Distributed by MLS Grid
• 2015-09-09 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2015-08-14 Price Changed $127,000 MARIS as Distributed by MLS Grid
• 2015-06-29 Listed $128,000 MARIS as Distributed by MLS Grid
• 2015-06-24 Delisted — MARIS as Distributed by MLS Grid
• 2015-06-18 Relisted — MARIS as Distributed by MLS Grid
• 2015-06-18 Delisted — MARIS as Distributed by MLS Grid
• 2015-04-28 Price Changed $128,900 MARIS as Distributed by MLS Grid
• 2015-04-16 Relisted — MARIS as Distributed by MLS Grid
• 2015-04-14 Delisted — MARIS as Distributed by MLS Grid
• 2015-03-26 Listed $130,000 MARIS as Distributed by MLS Grid
• 2011-04-25 Sold (Public Records) $114,000 Public Records
• 2007-05-18 Sold (Public Records) — Public Records
• 1988-04-01 Sold (Public Records) — Public Records
• 1986-01-01 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2022): $2,128 · +0.8% YoY. Source: county tax records.