12900 Springdale Village Dr · Creve Coeur, MO 63146

$240,000

2 bd · 2.0 ba · 1,036 sqft · Condo public records · 3 Days on market

Built 1982 $310/mo HOA · 17% 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
• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +0.8/10.0

Listing remarks MLS

Light-filled 2 Bed, 2 Bath end unit Ranch style villa, with a 2 car garage. Spacious home with open floor plan & soaring vaulted ceilings thru-out main living areas. Beautiful updated Kitchen w/42" cabinets, granite counters, Stainless steel appliances, and decorative tile backsplash. Master Bedrm suite w/ceiling fan & private bathroom. 2nd full Bedroom w/ceiling fan & 2nd full bathroom on the main level. Partially finished lower level w/large rec room, the office is waiting for your personal touches and a large storage/work area with laundry. Private patio & yard. New trees are being planted this spring for extra privacy!! Newer furnace and water heater. The monthly condo fee includes some Insurance, Landscaping/Lawn, Snow Removal, Trash. Great Central location in Creve Coeur, Parkway Schools. Convenient to Hwy 270, 364, 141 & more. The seller is offering a Home Warranty, home is being sold as-is.

Key facts

• Vaulted great room
• 42 inch cabinets
• Granite countertops

Tags

• VAULTED GREAT ROOM
• 42 INCH CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TILE BACKSPLASH
• UPDATED EN SUITE BATH

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage recorded
• HOA & community: HOA: Springdale Village; Monthly association fee of $310 covering common area maintenance and trash

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected (other electric provider); Natural gas connected; Cable available
• Home design: Attached condominium; One level (main living) with lower-level finished area; Private ownership
• Construction: Brick veneer and frame construction; Architectural shingle roof; Concrete perimeter foundation; Originally built (year per public records)
• Exterior features: Front porch; Patio; Adjoins open ground

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Granite counters; Lots of 42" cabinets
• Bedrooms: 2 bedrooms on the main level
• Flooring: Updated flooring throughout; Newer carpet in lower-level recreation area
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Ceiling fans; Granite counters; Open floor plan; Storage space; Stainless steel appliances
• Laundry & utility: Washer and dryer included; Laundry located in basement; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (30.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (23.0% below list).
• Recommended offer: $168k (30.0% below list) — sets the bar for cash-flow.
• Cap rate 4.3% 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+, commute 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.
• Zoned schools: Ross Elem. (math 27% / reading 42%, grade F, #676 of 1,115 statewide, top 66%, 385 students, 32% FRL); North High (math 35% / reading 70%, grade C-, #89 of 521 statewide, top 17%, 1,074 students, 34% FRL) — zoned schools average 33% FRL vs 14% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 56% district-wide (-12 pts) — the specific schools serving this property underperform the Parkway C-2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 170 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

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 $167,957 (30.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.28%
• DSCR: 0.68
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.3%
• Equity multiple: 2.48×
• Total profit: $99,476
• Equity at exit: $216,211

10-year hold

• IRR: 16.5%
• Equity multiple: 5.52×
• Total profit: $303,977
• Equity at exit: $466,267

Cash invested: $67,200 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$200 /mo · $2,394/yr
• Insurance: −$100
• HOA: −$310
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-408

Break-even live

Break-even rent $2,365

Max offer price $167,957

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	1d	7	0.63mi
12806 Willowyck Dr Saint Louis, MO	3.0	2.0	1456	$2,500	$1.72	43d	1	0.65mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,188	$1.54	10d	5	0.75mi
2037 Chablis Dr Saint Louis, MO	1.0–2.0	1.0–1.5	780	$1,588	$2.04	1d	68	1.03mi
1173 Pompeii Dr Chesterfield, MO	1.0–2.0	1.0–2.0	950	$1,799	$1.89	1d	23	1.13mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$1,684	$1.70	1d	23	1.26mi
2207 Summerhouse Dr St. Louis, MO	1.0–3.0	1.0–2.0	804	$1,304	$1.62	3d	21	1.38mi
502 Broadmoor Dr Unit 506 Chesterfield, MO	3.0	2.5	1500	$2,250	$1.50	23d	1	1.40mi
506 Broadmoor Dr Chesterfield, MO	3.0	2.5	1500	$2,250	$1.50	43d	1	1.41mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$2,258	$2.09	1d	6	1.41mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,294	$2.28	1d	10	1.48mi
616 Broadmoor Dr Unit C Chesterfield, MO	3.0	2.0	1120	$1,795	$1.60	7d	1	1.48mi

HOA detail condo

• Monthly dues: $310 · $3,720/yr
• Likely covers: watertrashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-04-10
   status Pending
2. 2026-04-07
   listed $240,000 Active
3. 2022-04-12
   soldstatus $211,500
4. 2022-04-07
   soldstatus Closed 937-char remark

   Show marketing remark (937 chars)

   Light-filled 2 Bed, 2 Bath end unit Ranch style villa, with a 2 car garage. Spacious home with open floor plan & soaring vaulted ceilings thru-out main living areas. Beautiful updated Kitchen w/42" cabinets, granite counters, Stainless steel appliances, and decorative tile backsplash. Master Bedrm suite w/ceiling fan & private bathroom. 2nd full Bedroom w/ceiling fan & 2nd full bathroom on the main level. Partially finished lower level w/large rec room, the office is waiting for your personal touches and a large storage/work area with laundry. Private patio & yard. New trees are being planted this spring for extra privacy!! Newer furnace and water heater. The monthly condo fee includes some Insurance, Landscaping/Lawn, Snow Removal, Trash. Great Central location in Creve Coeur, Parkway Schools. Convenient to Hwy 270, 364, 141 & more. The seller is offering a Home Warranty, home is being sold as-is.

5. 2022-03-07
   status Pending 937-char remark

   Show marketing remark (937 chars)

   Light-filled 2 Bed, 2 Bath end unit Ranch style villa, with a 2 car garage. Spacious home with open floor plan & soaring vaulted ceilings thru-out main living areas. Beautiful updated Kitchen w/42" cabinets, granite counters, Stainless steel appliances, and decorative tile backsplash. Master Bedrm suite w/ceiling fan & private bathroom. 2nd full Bedroom w/ceiling fan & 2nd full bathroom on the main level. Partially finished lower level w/large rec room, the office is waiting for your personal touches and a large storage/work area with laundry. Private patio & yard. New trees are being planted this spring for extra privacy!! Newer furnace and water heater. The monthly condo fee includes some Insurance, Landscaping/Lawn, Snow Removal, Trash. Great Central location in Creve Coeur, Parkway Schools. Convenient to Hwy 270, 364, 141 & more. The seller is offering a Home Warranty, home is being sold as-is.

6. 2022-03-01
   listed $200,000 Active 937-char remark

   Show marketing remark (937 chars)

   Light-filled 2 Bed, 2 Bath end unit Ranch style villa, with a 2 car garage. Spacious home with open floor plan & soaring vaulted ceilings thru-out main living areas. Beautiful updated Kitchen w/42" cabinets, granite counters, Stainless steel appliances, and decorative tile backsplash. Master Bedrm suite w/ceiling fan & private bathroom. 2nd full Bedroom w/ceiling fan & 2nd full bathroom on the main level. Partially finished lower level w/large rec room, the office is waiting for your personal touches and a large storage/work area with laundry. Private patio & yard. New trees are being planted this spring for extra privacy!! Newer furnace and water heater. The monthly condo fee includes some Insurance, Landscaping/Lawn, Snow Removal, Trash. Great Central location in Creve Coeur, Parkway Schools. Convenient to Hwy 270, 364, 141 & more. The seller is offering a Home Warranty, home is being sold as-is.

7. 2022-02-28
   historical $200,000 937-char remark

   Show marketing remark (937 chars)

   Light-filled 2 Bed, 2 Bath end unit Ranch style villa, with a 2 car garage. Spacious home with open floor plan & soaring vaulted ceilings thru-out main living areas. Beautiful updated Kitchen w/42" cabinets, granite counters, Stainless steel appliances, and decorative tile backsplash. Master Bedrm suite w/ceiling fan & private bathroom. 2nd full Bedroom w/ceiling fan & 2nd full bathroom on the main level. Partially finished lower level w/large rec room, the office is waiting for your personal touches and a large storage/work area with laundry. Private patio & yard. New trees are being planted this spring for extra privacy!! Newer furnace and water heater. The monthly condo fee includes some Insurance, Landscaping/Lawn, Snow Removal, Trash. Great Central location in Creve Coeur, Parkway Schools. Convenient to Hwy 270, 364, 141 & more. The seller is offering a Home Warranty, home is being sold as-is.

8. 2015-05-06
   soldstatus $139,000
9. 2015-05-01
   soldstatus Closed 828-char remark

   Show marketing remark (828 chars)

   HERE IT IS! JUST THE ONE YOU HAVE BEEN LOOKING FOR! Enjoy the good life at Springdale Village Condominiums. Charming & sun -filled 2 BR/2BTH end unit condo with many updates. Freshly painted interior, remodeled Kitchen, new A/C, newer furnace & patio door. Vaulted & spacious living & dining room combo that opens up to exquisite kitchen. Kitchen offers granite, stainless steel appliances, custom cabinets, breakfast bar & microwave. Master Suite boasts custom & organized closet with a private full bath. Livable & lovable sized lower level rec room with an additional room perfect for a office or sleeping area. Relax, rest or BBQ on back patio. 2 car garage & plenty of storage. Conveniently close to shopping, restaurants & highways. IT'S TURN KEY READY! LOOKS LIKE A BEST SELLER!

10. 2015-03-24
    historical Contingent (No Kickout) 828-char remark

    Show marketing remark (828 chars)

    HERE IT IS! JUST THE ONE YOU HAVE BEEN LOOKING FOR! Enjoy the good life at Springdale Village Condominiums. Charming & sun -filled 2 BR/2BTH end unit condo with many updates. Freshly painted interior, remodeled Kitchen, new A/C, newer furnace & patio door. Vaulted & spacious living & dining room combo that opens up to exquisite kitchen. Kitchen offers granite, stainless steel appliances, custom cabinets, breakfast bar & microwave. Master Suite boasts custom & organized closet with a private full bath. Livable & lovable sized lower level rec room with an additional room perfect for a office or sleeping area. Relax, rest or BBQ on back patio. 2 car garage & plenty of storage. Conveniently close to shopping, restaurants & highways. IT'S TURN KEY READY! LOOKS LIKE A BEST SELLER!

11. 2015-03-20
    listed $139,000 Active 828-char remark

    Show marketing remark (828 chars)

    HERE IT IS! JUST THE ONE YOU HAVE BEEN LOOKING FOR! Enjoy the good life at Springdale Village Condominiums. Charming & sun -filled 2 BR/2BTH end unit condo with many updates. Freshly painted interior, remodeled Kitchen, new A/C, newer furnace & patio door. Vaulted & spacious living & dining room combo that opens up to exquisite kitchen. Kitchen offers granite, stainless steel appliances, custom cabinets, breakfast bar & microwave. Master Suite boasts custom & organized closet with a private full bath. Livable & lovable sized lower level rec room with an additional room perfect for a office or sleeping area. Relax, rest or BBQ on back patio. 2 car garage & plenty of storage. Conveniently close to shopping, restaurants & highways. IT'S TURN KEY READY! LOOKS LIKE A BEST SELLER!

12. 2001-12-11
    soldstatus $129,000
13. 1994-11-01
    soldstatus $85,000
14. 1983-03-01
    soldstatus $70,000

ⓘ 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: $2,394 · $200/mo
• Projected year-2 tax: $2,394 · $200/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 ≥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: $22,181
• − Mortgage interest: −$13,444
• − Property taxes: −$2,394
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$3,720
• − Depreciation: −$6,982
• Taxable loss: −$9,107
• Est. tax savings @ 24.0%: +$2,186
• After-tax cash flow: $-2,708/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

+242.9% since first listed

14 events — show timeline

• 2026-04-10 Pending — MARIS as Distributed by MLS Grid
• 2026-04-07 Listed $240,000 MARIS as Distributed by MLS Grid
• 2022-04-12 Sold (Public Records) $211,500 Public Records
• 2022-04-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-07 Pending — MARIS as Distributed by MLS Grid
• 2022-03-01 Listed $200,000 MARIS as Distributed by MLS Grid
• 2022-02-28 Coming Soon $200,000 MARIS as Distributed by MLS Grid
• 2015-05-06 Sold (Public Records) $139,000 Public Records
• 2015-05-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-03-24 Contingent — MARIS as Distributed by MLS Grid
• 2015-03-20 Listed $139,000 MARIS as Distributed by MLS Grid
• 2001-12-11 Sold (Public Records) $129,000 Public Records
• 1994-11-01 Sold (Public Records) $85,000 Public Records
• 1983-03-01 Sold (Public Records) $70,000 Public Records

Property tax history

+2.8%/yr

Latest (2022): $2,394 · +0.4% YoY. Source: county tax records.