4353 Chateau De Ville Dr Unit D · Mehlville, MO 63129

$120,000

2 bd · 2.0 ba · 1,025 sqft · Condo public records · 34 Days on market

Built 1968 $117/sqft · 12% below area Est $137k · 12% under $271/mo HOA · 20% 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 +15.1/30.0
• ARV discount +13.0/15.0
• 1% rule +6.4/10.0
• DSCR +4.6/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for the simple life? Then, welcome to Chateau DeVille, a GRAND place to call home! This affordably-priced condo is located on the FIRST FLOOR and provides a generous amount of living, dining & sleeping space! Monthly HOA fee's are reasonable, and include pool, water, sewer & trash. Conveniently located to highway 55, 270, local restaurants, shopping, and so much more. Why continue to rent when this could be yours for less or equivalent to a monthly rental payment? The IDEAL starter home for someone looking to downsize, or perhaps just getting started in their professional career. Cook in the comfort of your cozy galley style kitchen that provides ample counter, and cabinetry space, along with a set of complimentary appliances to remain. Beautiful plank flooring show cases throughout home. Enjoy time spent on your spacious patio with additional storage. One reserved parking spot comes included in sale. This home has been well maintained, and shows immaculately. It's a MUST SEE!!

Key facts

• $271 HOA
• Community pool
• Built 1968

Property features AI

Finance

• Other: Pool and storage listed as building features; Approximately 1,025 above-grade living area (per public records)
• Financial info: Lease not considered; No second mortgage indicated
• HOA & community: Chateau De Ville Condominium association; Monthly association fee of $271; Association amenities include clubhouse and pool; Association fee covers clubhouse, grounds maintenance, exterior maintenance, pool maintenance, sewer, trash and water

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Residential condominium; One level
• Construction: Brick construction
• Exterior features: Adjoins common ground; Close to clubhouse; Pool

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Forced air heating; Central air conditioning (electric)
• Interior features: Accessible bedroom and accessible central living area; Accessible entrance; Accessible washer/dryer; Living room; Dining room; Storage
• Laundry & utility: Inside laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $39 ($470/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.4% in Mehlville — 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 66/100 on livability (#232 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Mehlville R-IX (suburban): math 31% / reading 48% proficiency, ranked #126 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blades Elem. (math 41% / reading 48%, grade F, #413 of 1,115 statewide, top 42%, 430 students, 30% FRL); Oakville Sr. High (math 25% / reading 58%, grade F, #234 of 521 statewide, top 45%, 1,780 students, 22% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 207 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 17% of the median local income ($95k/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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.14% ✓
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 7.3

CMA / ARV

• ARV (median comp): $136,778
• List price: $120,000
• Delta: -12.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-16,801
• Equity at exit: $17,892

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-10,814
• Equity at exit: $10,375

Cash invested: $33,600 (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 63129

• Active inventory: 207
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$629
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$50
• HOA: −$271
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $39

Break-even live

Break-even rent $1,313

Max offer price $120,000

Occupancy floor 92%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4278 Chateau de Ville Dr Saint Louis, MO	2.0	2.0	1025	$1,350	$1.32	44d	1	0.10mi
4372 Casa Brazilia Dr St. Louis, MO	1.0–2.0	1.0–2.0	845	$1,400	$1.66	2d	15	0.16mi
1100 Kingbolt Circle Dr Unit 1106B St. Louis, MO	2.0	1.0	740	$1,125	$1.52	24d	1	0.19mi
6905 Colonial Woods Dr St. Louis, MO	2.0	1.0	868	$1,450	$1.67	44d	1	0.72mi
4320 Mcadoo Ct St. Louis, MO	2.0	1.0	800	$950	$1.19	44d	1	0.84mi
4334 Mcadoo Ct St. Louis, MO	2.0	1.0	800	$950	$1.19	20d	1	0.87mi
4333 Arrow Tree Dr Saint Louis, MO	2.0	2.0	899	$1,550	$1.72	44d	1	0.91mi
4001 Mitchford Dr Saint Louis, MO	3.0	2.0	1288	$2,400	$1.86	2d	1	0.99mi
39 Kassebaum Ln #206 Saint Louis, MO	2.0	2.0	1000	$1,425	$1.43	8d	1	1.00mi
4851 Lemay Ferry Rd Saint Louis, MO	1.0–2.0	1.0–2.0	955	$1,665	$1.74	2d	7	1.35mi
2819 Lemay Ferry Rd Apt E St. Louis, MO	1.0	1.0	700	$925	$1.32	18d	1	1.44mi
4650 E Concord Rd Saint Louis, MO	2.0	1.0	962	$1,895	$1.97	2d	1	1.44mi
3633 Shores Dr Saint Louis, MO	3.0	2.0	884	$1,920	$2.17	15d	1	1.46mi

HOA detail condo

• Monthly dues: $271 · $3,252/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-16
   status $120,000 Pending 34 DOM
2. 2026-06-15
   days on market $120,000 Active 34 DOM
3. 2026-06-13
   days on market $120,000 Active 32 DOM
4. 2026-06-10
   price $120,000 Active 28 DOM
5. 2026-06-09
   days on market $130,000 Active 28 DOM
6. 2026-06-08
   days on market $130,000 Active 27 DOM
7. 2026-06-07
   days on market $130,000 Active 26 DOM
8. 2026-06-03
   days on market $130,000 Active 22 DOM
9. 2026-06-02
   days on market $130,000 Active 21 DOM
10. 2026-06-02
    price $130,000 Active 20 DOM
11. 2026-06-01
    days on market $140,000 Active 20 DOM
12. 2026-05-31
    days on market $140,000 Active 19 DOM
13. 2026-05-13
    listed $145,000 Active 704-char remark
14. 2026-05-12
    historical $145,000 704-char remark
15. 2025-10-31
    price $146,500
16. 2025-10-27
    price $151,500
17. 2025-10-08
    listed $154,000 Active
18. 2025-10-06
    historical
19. 2021-06-29
    soldstatus $91,500
20. 2021-06-22
    soldstatus Closed

    Show marketing remark (1008 chars)

    Looking for the simple life? Then, welcome to Chateau DeVille, a GRAND place to call home! This affordably-priced condo is located on the FIRST FLOOR and provides a generous amount of living, dining & sleeping space! Monthly HOA fee's are reasonable, and include pool, water, sewer & trash. Conveniently located to highway 55, 270, local restaurants, shopping, and so much more. Why continue to rent when this could be yours for less or equivalent to a monthly rental payment? The IDEAL starter home for someone looking to downsize, or perhaps just getting started in their professional career. Cook in the comfort of your cozy galley style kitchen that provides ample counter, and cabinetry space, along with a set of complimentary appliances to remain. Beautiful plank flooring show cases throughout home. Enjoy time spent on your spacious patio with additional storage. One reserved parking spot comes included in sale. This home has been well maintained, and shows immaculately. It's a MUST SEE!!

21. 2021-05-19
    status Pending

    Show marketing remark (1008 chars)

    Looking for the simple life? Then, welcome to Chateau DeVille, a GRAND place to call home! This affordably-priced condo is located on the FIRST FLOOR and provides a generous amount of living, dining & sleeping space! Monthly HOA fee's are reasonable, and include pool, water, sewer & trash. Conveniently located to highway 55, 270, local restaurants, shopping, and so much more. Why continue to rent when this could be yours for less or equivalent to a monthly rental payment? The IDEAL starter home for someone looking to downsize, or perhaps just getting started in their professional career. Cook in the comfort of your cozy galley style kitchen that provides ample counter, and cabinetry space, along with a set of complimentary appliances to remain. Beautiful plank flooring show cases throughout home. Enjoy time spent on your spacious patio with additional storage. One reserved parking spot comes included in sale. This home has been well maintained, and shows immaculately. It's a MUST SEE!!

22. 2021-05-17
    price $92,500

    Show marketing remark (1008 chars)

    Looking for the simple life? Then, welcome to Chateau DeVille, a GRAND place to call home! This affordably-priced condo is located on the FIRST FLOOR and provides a generous amount of living, dining & sleeping space! Monthly HOA fee's are reasonable, and include pool, water, sewer & trash. Conveniently located to highway 55, 270, local restaurants, shopping, and so much more. Why continue to rent when this could be yours for less or equivalent to a monthly rental payment? The IDEAL starter home for someone looking to downsize, or perhaps just getting started in their professional career. Cook in the comfort of your cozy galley style kitchen that provides ample counter, and cabinetry space, along with a set of complimentary appliances to remain. Beautiful plank flooring show cases throughout home. Enjoy time spent on your spacious patio with additional storage. One reserved parking spot comes included in sale. This home has been well maintained, and shows immaculately. It's a MUST SEE!!

23. 2021-05-13
    listed $98,500 Active

    Show marketing remark (1008 chars)

    Looking for the simple life? Then, welcome to Chateau DeVille, a GRAND place to call home! This affordably-priced condo is located on the FIRST FLOOR and provides a generous amount of living, dining & sleeping space! Monthly HOA fee's are reasonable, and include pool, water, sewer & trash. Conveniently located to highway 55, 270, local restaurants, shopping, and so much more. Why continue to rent when this could be yours for less or equivalent to a monthly rental payment? The IDEAL starter home for someone looking to downsize, or perhaps just getting started in their professional career. Cook in the comfort of your cozy galley style kitchen that provides ample counter, and cabinetry space, along with a set of complimentary appliances to remain. Beautiful plank flooring show cases throughout home. Enjoy time spent on your spacious patio with additional storage. One reserved parking spot comes included in sale. This home has been well maintained, and shows immaculately. It's a MUST SEE!!

24. 2019-05-14
    soldstatus $73,450
25. 2019-05-08
    status Pending
26. 2019-05-08
    soldstatus Closed
27. 2019-04-13
    historical Active Under Contract
28. 2019-04-12
    listed $75,000 Active
29. 2017-11-17
    soldstatus
30. 1993-07-02
    soldstatus
31. 1993-05-18
    soldstatus
32. 1993-05-18
    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: $1,046 · $87/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$118/yr (+$10/mo · 11.3%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,354
• − Mortgage interest: −$6,722
• − Property taxes: −$1,046
• − Insurance: −$600
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − HOA: −$3,252
• − Depreciation: −$3,491
• Taxable loss: −$1,373
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $800/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: Mehlville R-IX
• NCES district ID: 2920670
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $62,254
• Composite: 35.19/100
• National rank: #4995
• State rank: #126 of 324 in MO

Livability — Mehlville

• Score: 66/100
• State rank: #232
• US rank: #11310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mehlville, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 51,553
• Household income: $94,888
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 743.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 3% American 3% Italian 3%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 5% 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: ▼ -246.14%
• Current HPI: 208.6962
• Rent YoY: —
• 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

+60.0% since first listed

24 events — show timeline

• 2026-06-16 Pending — MARIS as Distributed by MLS Grid
• 2026-06-09 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-06-01 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2026-05-27 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $145,000 MARIS as Distributed by MLS Grid
• 2026-05-12 Coming Soon $145,000 MARIS as Distributed by MLS Grid
• 2025-10-31 Price Changed $146,500 MARIS as Distributed by MLS Grid
• 2025-10-27 Price Changed $151,500 MARIS as Distributed by MLS Grid
• 2025-10-08 Listed $154,000 MARIS as Distributed by MLS Grid
• 2025-10-06 Coming Soon — MARIS as Distributed by MLS Grid
• 2021-06-29 Sold (Public Records) $91,500 Public Records
• 2021-06-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-05-19 Pending — MARIS as Distributed by MLS Grid
• 2021-05-17 Price Changed $92,500 MARIS as Distributed by MLS Grid
• 2021-05-13 Listed $98,500 MARIS as Distributed by MLS Grid
• 2019-05-14 Sold (Public Records) $73,450 Public Records
• 2019-05-08 Pending — MARIS as Distributed by MLS Grid
• 2019-05-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-04-13 Contingent — MARIS as Distributed by MLS Grid
• 2019-04-12 Listed $75,000 MARIS as Distributed by MLS Grid
• 2017-11-17 Sold (Public Records) — Public Records
• 1993-07-02 Sold (Public Records) — Public Records
• 1993-05-18 Sold (Public Records) — Public Records
• 1993-05-18 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2022): $1,046 · +3.4% YoY. Source: county tax records.