1262 Coral Bells Ct · Creve Coeur, MO 63146

$275,000

2 bd · 2.0 ba · 1,608 sqft · Condo public records · 8 Days on market

Built 1979 $171/sqft · 8% below area Est $300k · 8% under $383/mo HOA · 19% 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).

• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +1.8/5.0
• DSCR +0.2/10.0

Listing remarks

Enjoy effortless villa living in this beautifully updated ranch, tucked away on a quiet cul-de-sac in the highly sought-after Parkway Gardens Village community. With over 1,600 square feet of stylish, single-level living, this move-in ready home offers 2 bedrooms, 2 full bathrooms, a front-entry 2-car garage, and a private gated courtyard that enhances both charm and privacy. Inside, bright and versatile living spaces are designed to adapt to your lifestyle, featuring a spacious family room anchored by a cozy brick gas fireplace, a separate dining room, and an inviting living or sitting area. Sliding glass doors fill the home with natural light and provide a seamless connection to the outdo

Key facts

• 7,971 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Private property subtype: villa; Community pool (association)
• Financial info: Lease not considered
• HOA & community: Part of Parkway Gardens Village HOA; Monthly association fee covers clubhouse, exterior and common area maintenance, parking/roads, management, pool, recreational facilities, roof, sewer, snow removal, trash and water; Community amenities include clubhouse, pool, tennis courts, park, curbs, street lights, and suburban setting

Exterior

• Parking: Attached, covered garage with automatic door opener and front-facing entry; 2-car garage
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable, phone, and natural gas connected
• Home design: Attached villa; One level; Private ownership
• Construction: Brick veneer and vinyl siding; Architectural shingle roof; Concrete perimeter foundation; Built as a residence (villa)
• Exterior features: Private yard with garden; Patio; Level lot with some trees; Adjoins common ground

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Free‑standing electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Ceiling fans; Crown molding; Eat-in kitchen; Blinds and insulated/window treatments; Gas fireplace with gas log in family room; Full unfinished basement with 8'+ pour (concrete)
• Laundry & utility: Main-level laundry room (inside) with washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-552 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (35.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (26.4% below list).
• Recommended offer: $177k (35.5% below list) — sets the bar for cash-flow.
• Cap rate 3.9% 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); Northeast Middle (math 33% / reading 47%, grade F, #185 of 391 statewide, top 48%, 703 students, 24% FRL); North High (math 35% / reading 70%, grade C-, #89 of 521 statewide, top 17%, 1,074 students, 34% FRL) — zoned schools average 30% FRL vs 14% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 56% district-wide (-13 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); 173 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $177,401 (35.5% 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 1979 — 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: 0.74% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.61%
• DSCR: 0.62
• GRM: 11.3

CMA / ARV

• ARV (median comp): $299,976
• List price: $275,000
• Delta: -8.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.4%
• Equity multiple: 2.41×
• Total profit: $108,840
• Equity at exit: $247,742

10-year hold

• IRR: 15.8%
• Equity multiple: 5.39×
• Total profit: $337,937
• Equity at exit: $534,265

Cash invested: $77,000 (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: 173
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$211 /mo · $2,532/yr
• Insurance: −$115
• HOA: −$383
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-552

Break-even live

Break-even rent $2,722

Max offer price $177,401

Occupancy floor —

Sensitivity live

Price	-10% $-397	-5% $-475	+0% $-552	+5% $-630	+10% $-708
Rent	-10% $-712	-5% $-632	+0% $-552	+5% $-473	+10% $-393
Rate	-1.0pp $-414	-0.5pp $-483	base $-552	+0.5pp $-624	+1.0pp $-696

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Palm Ridge Ct Saint Louis, MO	3.0	2.0	1652	$2,400	$1.45	0d	1	0.63mi
815 Montmartre Ct Saint Louis, MO	3.0	2.0	1862	$2,300	$1.24	45d	1	0.63mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,188	$1.54	12d	5	0.82mi
12806 Willowyck Dr Saint Louis, MO	3.0	2.0	1456	$2,500	$1.72	45d	1	0.82mi
1173 Pompeii Dr Chesterfield, MO	1.0–2.0	1.0–2.0	950	$1,799	$1.89	0d	24	1.00mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,131	$1.36	0d	1	1.23mi
502 Broadmoor Dr Unit 506 Chesterfield, MO	3.0	2.5	1500	$2,250	$1.50	25d	1	1.25mi
506 Broadmoor Dr Chesterfield, MO	3.0	2.5	1500	$2,250	$1.50	45d	1	1.26mi
616 Broadmoor Dr Unit C Chesterfield, MO	3.0	2.0	1120	$1,795	$1.60	9d	1	1.34mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$1,684	$1.70	0d	24	1.43mi
631 Broadmoor Dr Unit A Chesterfield, MO	3.0	2.0	1050	$2,000	$1.90	45d	1	1.49mi

HOA detail condo

• Monthly dues: $383 · $4,596/yr
• Likely covers: gassecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-12
   status Pending 1778-char remark
2. 2026-05-04
   listed $275,000 Active 1778-char remark
3. 1997-02-25
   soldstatus
4. 1980-02-01
   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: $2,532 · $211/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$136/yr (+$11/mo · 5.4%)

ⓘ 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 · 21 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: $24,277
• − Mortgage interest: −$15,404
• − Property taxes: −$2,532
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$4,596
• − Depreciation: −$8,000
• Taxable loss: −$11,515
• Est. tax savings @ 24.0%: +$2,764
• After-tax cash flow: $-3,866/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

4 events — show timeline

• 2026-05-12 Pending — MARIS as Distributed by MLS Grid
• 2026-05-04 Listed $275,000 MARIS as Distributed by MLS Grid
• 1997-02-25 Sold (Public Records) — Public Records
• 1980-02-01 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2022): $2,532 · +0.4% YoY. Source: county tax records.