10682 Carroll Wood Way · Sappington, MO 63128

$89,700

1 bd · 1.0 ba · 608 sqft · Condo public records · 223 Days on market

Built 1965 $148/sqft · 13% below area Est $103k · 13% under $251/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).

• Cash flow +18.8/30.0
• ARV discount +13.2/15.0
• 1% rule +8.0/10.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy living in the heart of South County! Located in the highly sought-after Lindbergh School District, this inviting 1-bedroom, 1-bath condo offers comfort, convenience, and a FANTASTIC location. Step inside to find newer LVP flooring, fresh paint throughout, and a bright, clean interior that’s truly move-in ready. Enjoy the ease of main-level living with a private patio out back and your assigned parking spot (#82) just steps from your door. The community features wonderful amenities including a swimming pool, playground, community laundry service, and beautifully maintained green spaces that provide a relaxing, park-like atmosphere. Just a short stroll away are local favorites like J’s Pitaria and FroYo—perfect for a tasty bite or sweet treat! Plus, with Ronnie’s Plaza and Concord Plaza as the neighbors to the complex, you’ll have endless options for shopping, dining, and entertainment. Quick highway access makes commuting or running around STL County a breeze. With an AC unit replaced in 2023 and low monthly assessments that cover landscaping and snow removal, this home blends comfort, convenience, and value all in one. And here’s the kicker...opportunities to own a home in the Lindbergh School District under $100K are extremely rare. Don’t miss your chance!The perfect place to simplify your lifestyle—come see 10682 Carroll Wood Way today!

Key facts

• $251 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.3% in Sappington — 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 77/100 on livability (#34 in MO, #3,057 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, crime A; Watch: amenities F, commute F.
• Lindbergh Schools (suburban): math 41% / reading 55% proficiency, ranked #38 of 324 in MO (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.0%/yr); 138 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 15% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $620 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $62k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $78,936 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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 1965 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.30% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 6.4

CMA / ARV

• ARV (median comp): $102,656
• List price: $89,700
• Delta: -12.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-9,763
• Equity at exit: $13,375

10-year hold

• IRR: -3.1%
• Equity multiple: 0.80×
• Total profit: $-4,968
• Equity at exit: $7,756

Cash invested: $25,116 (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 63128

• Rents YoY: 2.0%
• Active inventory: 138
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$470
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$37
• HOA: −$251
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $90

Break-even live

Break-even rent $1,050

Max offer price $89,700

Occupancy floor 87%

Sensitivity live

Price	-10% $141	-5% $115	+0% $90	+5% $65	+10% $39
Rent	-10% $-2	-5% $44	+0% $90	+5% $136	+10% $182
Rate	-1.0pp $135	-0.5pp $113	base $90	+0.5pp $67	+1.0pp $43

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: $22,425
• Closing costs: $2,691
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9920 Merito Dr Saint Louis, MO	1.0–2.0	1.0	825	$895	$1.08	8d	4	0.70mi
9287 Fort Sumter Ln Sappington, MO	1.0–2.0	1.0–1.5	875	$1,115	$1.27	3d	7	1.31mi

HOA detail condo

• Monthly dues: $251 · $3,012/yr
• Likely covers: landscapingsnow removalpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-04-18
   status Active 1424-char remark

   Show marketing remark (1424 chars)

   Welcome to easy living in the heart of South County! Located in the highly sought-after Lindbergh School District, this inviting 1-bedroom, 1-bath condo offers comfort, convenience, and a FANTASTIC location. Step inside to find newer LVP flooring, fresh paint throughout, and a bright, clean interior that’s truly move-in ready. Enjoy the ease of main-level living with a private patio out back and your assigned parking spot (#82) just steps from your door. The community features wonderful amenities including a swimming pool, playground, community laundry service, and beautifully maintained green spaces that provide a relaxing, park-like atmosphere. Just a short stroll away are local favorites like J’s Pitaria and FroYo—perfect for a tasty bite or sweet treat! Plus, with Ronnie’s Plaza and Concord Plaza as the neighbors to the complex, you’ll have endless options for shopping, dining, and entertainment. Quick highway access makes commuting or running around STL County a breeze. With an AC unit replaced in 2023 and low monthly assessments that cover landscaping and snow removal, this home blends comfort, convenience, and value all in one. And here’s the kicker...opportunities to own a home in the Lindbergh School District under $100K are extremely rare. Don’t miss your chance!The perfect place to simplify your lifestyle—come see 10682 Carroll Wood Way today!

2. 2026-04-18
   price $89,700 1424-char remark

   Show marketing remark (1424 chars)

   Welcome to easy living in the heart of South County! Located in the highly sought-after Lindbergh School District, this inviting 1-bedroom, 1-bath condo offers comfort, convenience, and a FANTASTIC location. Step inside to find newer LVP flooring, fresh paint throughout, and a bright, clean interior that’s truly move-in ready. Enjoy the ease of main-level living with a private patio out back and your assigned parking spot (#82) just steps from your door. The community features wonderful amenities including a swimming pool, playground, community laundry service, and beautifully maintained green spaces that provide a relaxing, park-like atmosphere. Just a short stroll away are local favorites like J’s Pitaria and FroYo—perfect for a tasty bite or sweet treat! Plus, with Ronnie’s Plaza and Concord Plaza as the neighbors to the complex, you’ll have endless options for shopping, dining, and entertainment. Quick highway access makes commuting or running around STL County a breeze. With an AC unit replaced in 2023 and low monthly assessments that cover landscaping and snow removal, this home blends comfort, convenience, and value all in one. And here’s the kicker...opportunities to own a home in the Lindbergh School District under $100K are extremely rare. Don’t miss your chance!The perfect place to simplify your lifestyle—come see 10682 Carroll Wood Way today!

3. 2025-10-23
   status Active 1424-char remark

   Show marketing remark (1424 chars)

   Welcome to easy living in the heart of South County! Located in the highly sought-after Lindbergh School District, this inviting 1-bedroom, 1-bath condo offers comfort, convenience, and a FANTASTIC location. Step inside to find newer LVP flooring, fresh paint throughout, and a bright, clean interior that’s truly move-in ready. Enjoy the ease of main-level living with a private patio out back and your assigned parking spot (#82) just steps from your door. The community features wonderful amenities including a swimming pool, playground, community laundry service, and beautifully maintained green spaces that provide a relaxing, park-like atmosphere. Just a short stroll away are local favorites like J’s Pitaria and FroYo—perfect for a tasty bite or sweet treat! Plus, with Ronnie’s Plaza and Concord Plaza as the neighbors to the complex, you’ll have endless options for shopping, dining, and entertainment. Quick highway access makes commuting or running around STL County a breeze. With an AC unit replaced in 2023 and low monthly assessments that cover landscaping and snow removal, this home blends comfort, convenience, and value all in one. And here’s the kicker...opportunities to own a home in the Lindbergh School District under $100K are extremely rare. Don’t miss your chance!The perfect place to simplify your lifestyle—come see 10682 Carroll Wood Way today!

4. 2025-10-17
   listed $93,500 Active 1424-char remark

   Show marketing remark (1424 chars)

   Welcome to easy living in the heart of South County! Located in the highly sought-after Lindbergh School District, this inviting 1-bedroom, 1-bath condo offers comfort, convenience, and a FANTASTIC location. Step inside to find newer LVP flooring, fresh paint throughout, and a bright, clean interior that’s truly move-in ready. Enjoy the ease of main-level living with a private patio out back and your assigned parking spot (#82) just steps from your door. The community features wonderful amenities including a swimming pool, playground, community laundry service, and beautifully maintained green spaces that provide a relaxing, park-like atmosphere. Just a short stroll away are local favorites like J’s Pitaria and FroYo—perfect for a tasty bite or sweet treat! Plus, with Ronnie’s Plaza and Concord Plaza as the neighbors to the complex, you’ll have endless options for shopping, dining, and entertainment. Quick highway access makes commuting or running around STL County a breeze. With an AC unit replaced in 2023 and low monthly assessments that cover landscaping and snow removal, this home blends comfort, convenience, and value all in one. And here’s the kicker...opportunities to own a home in the Lindbergh School District under $100K are extremely rare. Don’t miss your chance!The perfect place to simplify your lifestyle—come see 10682 Carroll Wood Way today!

5. 2025-10-17
   historical $93,500 1424-char remark

   Show marketing remark (1424 chars)

   Welcome to easy living in the heart of South County! Located in the highly sought-after Lindbergh School District, this inviting 1-bedroom, 1-bath condo offers comfort, convenience, and a FANTASTIC location. Step inside to find newer LVP flooring, fresh paint throughout, and a bright, clean interior that’s truly move-in ready. Enjoy the ease of main-level living with a private patio out back and your assigned parking spot (#82) just steps from your door. The community features wonderful amenities including a swimming pool, playground, community laundry service, and beautifully maintained green spaces that provide a relaxing, park-like atmosphere. Just a short stroll away are local favorites like J’s Pitaria and FroYo—perfect for a tasty bite or sweet treat! Plus, with Ronnie’s Plaza and Concord Plaza as the neighbors to the complex, you’ll have endless options for shopping, dining, and entertainment. Quick highway access makes commuting or running around STL County a breeze. With an AC unit replaced in 2023 and low monthly assessments that cover landscaping and snow removal, this home blends comfort, convenience, and value all in one. And here’s the kicker...opportunities to own a home in the Lindbergh School District under $100K are extremely rare. Don’t miss your chance!The perfect place to simplify your lifestyle—come see 10682 Carroll Wood Way today!

6. 2019-09-26
   soldstatus $62,500
7. 2019-09-23
   soldstatus Closed 293-char remark

   Show marketing remark (293 chars)

   Why rent when you can buy. Great location. This affordable 1 bedroom condo in sought after Carroll Wood Condos is ready to move in. Freshly painted, newer bath and flooring. Enjoy your own private patio. Newer roof 2018. This complex has its own pool and community laundry services.GROUND UNIT

8. 2019-08-31
   status Pending 293-char remark

   Show marketing remark (293 chars)

   Why rent when you can buy. Great location. This affordable 1 bedroom condo in sought after Carroll Wood Condos is ready to move in. Freshly painted, newer bath and flooring. Enjoy your own private patio. Newer roof 2018. This complex has its own pool and community laundry services.GROUND UNIT

9. 2019-08-22
   listed $64,900 Active 293-char remark

   Show marketing remark (293 chars)

   Why rent when you can buy. Great location. This affordable 1 bedroom condo in sought after Carroll Wood Condos is ready to move in. Freshly painted, newer bath and flooring. Enjoy your own private patio. Newer roof 2018. This complex has its own pool and community laundry services.GROUND UNIT

10. 2002-04-25
    soldstatus $42,000
11. 1999-07-26
    soldstatus $37,500
12. 1998-05-06
    soldstatus $33,900
13. 1997-08-26
    soldstatus
14. 1989-04-01
    soldstatus $32,000

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $870 · $73/mo
• Expected delta: +$22/yr (+$2/mo · 2.5%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,966
• − Mortgage interest: −$5,025
• − Property taxes: −$849
• − Insurance: −$448
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − HOA: −$3,012
• − Depreciation: −$2,609
• Taxable loss: −$212
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,130/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: Lindbergh Schools
• NCES district ID: 2918690
• Math proficiency: 41% ▼ -18.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $66,145
• Composite: 42.62/100
• National rank: #3186
• State rank: #38 of 324 in MO

Livability — Sappington

• Score: 77/100
• State rank: #34
• US rank: #3057

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sappington, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 30,540
• Household income: $92,359
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 729.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 1% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 2% Spanish 1% Other Indo-European 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: ▼ -228.34%
• Current HPI: 211.4603
• Rent YoY: ▲ 2.05%
• 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

+180.3% since first listed

14 events — show timeline

• 2026-04-18 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-18 Price Changed $89,700 MARIS as Distributed by MLS Grid
• 2025-10-23 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-17 Listed $93,500 MARIS as Distributed by MLS Grid
• 2025-10-17 Coming Soon $93,500 MARIS as Distributed by MLS Grid
• 2019-09-26 Sold (Public Records) $62,500 Public Records
• 2019-09-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-08-31 Pending — MARIS as Distributed by MLS Grid
• 2019-08-22 Listed $64,900 MARIS as Distributed by MLS Grid
• 2002-04-25 Sold (Public Records) $42,000 Public Records
• 1999-07-26 Sold (Public Records) $37,500 Public Records
• 1998-05-06 Sold (Public Records) $33,900 Public Records
• 1997-08-26 Sold (Public Records) — Public Records
• 1989-04-01 Sold (Public Records) $32,000 Public Records

Property tax history

+0.2%/yr

Latest (2022): $849 · +3.7% YoY. Source: county tax records.