1072 King Carey Dr · Creve Coeur, MO 63146

$359,900

3 bd · 2.5 ba · 1,492 sqft · SingleFamily public records · 3 Days on market

Built 1967 10,001 sqft lot Est $325k · 11% over

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Why this score? — see what drove the F 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
• Cash flow +6.8/30.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• 1% rule +1.1/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Welcome home! This 3-bedroom, 3-full bath home offers space for your growing family! Eat-In Kitchen offers upgraded appliances that all stay! Formal dining room, separate living room, master bedroom with full bath, finished lower level with another full bath, gas fireplace, rear deck needs replacing. Location, location! Seller suggests using caution when going out on the rear deck, needs repairs and may not be safe. Home priced to sell "As-Is"!

Key facts

• Fully renovated
• Updated sunroom
• Brand new kitchen

Tags

• FULLY RENOVATED
• BRAND NEW KITCHEN
• UPDATED PLUMBING
• NEW LIGHT FIXTURES
• UPDATED SUNROOM
• FINISHED WALKOUT BASEMENT

Property features AI

Exterior

• Parking: Attached garage; Garage (2-car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available and connected; Electricity available and connected; Natural gas available and connected; Sewer connected; Water connected
• Home design: Single family residence; Two levels; Residential property
• Construction: Brick construction; Architectural shingle roof
• Exterior features: Back yard and front yard; Back yard chain link fencing

Interior

• Kitchen: Stainless steel appliances; Gas cooktop; Built-in electric oven; Dishwasher; Microwave; Refrigerator; Disposal
• Bedrooms: Four bedrooms total, three on the main level and one in the lower level
• Bathrooms: Three full bathrooms (two on the main level, one in the lower level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Open floorplan; Finished walk-out basement with a bathroom; Fireplace in recreation room
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-567 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (38.8% below list).
• Recommended offer: $220k (38.8% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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: Craig Elem. (math 42% / reading 57%, grade D, #284 of 1,115 statewide, top 30%, 389 students, 17% FRL); North High (math 35% / reading 70%, grade C-, #89 of 521 statewide, top 17%, 1,074 students, 34% FRL).
• Market conditions: Rents soft (-3.0%/yr); 173 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).
• This rent runs 31% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$62k 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.
• 2 sale attempts 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 $75k; list at $360k implies a 380% gain — meaningful room to come down on a strong offer.

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 $220,273 (38.8% 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.61% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.75%
• DSCR: 0.70
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $325,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1072 King Carey Dr	0.00mi	3/3.0	1,492 (0%)	6mo	$270,000	$181	93
1033 Mackinac Dr	0.13mi	3/3.0	1,484 (-0%)	4mo	$330,000	$222	88
1000 Mackinac Dr	0.21mi	3/3.0	1,574 (+6%)	5mo	$342,500	$218	75
12174 Lake Meade Dr	0.49mi	3/2.0	1,484 (-0%)	1mo	$330,000	$222	73
1019 Orchard Lakes Dr	0.27mi	3/2.0	1,614 (+8%)	6mo	$325,000	$201	67
11861 Spruce Orchard Dr	0.69mi	3/2.0	1,514 (+2%)	5mo	$359,900	$238	59
12167 Plainsman Dr	0.59mi	3/2.0	1,396 (-6%)	7mo	$325,000	$233	54
920 Tempo Dr	0.46mi	3/2.0	1,322 (-11%)	6mo	$239,000	$181	53
12586 Sunview Dr	0.70mi	4/3.0 (+1)	1,414 (-5%)	4mo	$400,000	$283	48
1267 Craig Rd	0.66mi	3/3.0	1,376 (-8%)	8mo	$249,000	$181	48
12430 Impact Dr	0.53mi	4/2.5 (+1)	1,682 (+13%)	7mo	$349,900	$208	43
1562 Eastham Dr	0.75mi	3/2.0	1,680 (+13%)	8mo	$325,000	$193	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 2.52×
• Total profit: $153,381
• Equity at exit: $324,226

10-year hold

• IRR: 16.9%
• Equity multiple: 5.65×
• Total profit: $468,356
• Equity at exit: $699,207

Cash invested: $100,772 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$270 /mo · $3,235/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-567

Break-even live

Break-even rent $2,920

Max offer price $259,781

Occupancy floor —

Sensitivity live

Price	-10% $-363	-5% $-465	+0% $-567	+5% $-669	+10% $-770
Rent	-10% $-741	-5% $-654	+0% $-567	+5% $-480	+10% $-393
Rate	-1.0pp $-386	-0.5pp $-475	base $-567	+0.5pp $-660	+1.0pp $-755

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1145 Mackinac Dr Saint Louis, MO	4.0	2.5	1588	$2,490	$1.57	2d	1	0.21mi
1007 E Rue De La Banque Creve Coeur, MO	1.0–2.0	1.0	812	$1,425	$1.75	3d	4	0.37mi
807 Cross Creek Dr Creve Coeur, MO	3.0	1.0–2.5	1066	$1,989	$1.86	4d	39	0.53mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,196	$1.40	8d	1	0.54mi
1638 Prestonpark Ln Saint Louis, MO	3.0	2.5	1734	$2,610	$1.51	44d	1	0.76mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,695	$1.90	11d	5	0.81mi
11864 Featherwood Dr Saint Louis, MO	3.0	3.0	1460	$2,600	$1.78	2d	1	1.08mi
11164 De Malle Dr Saint Louis, MO	3.0	2.5	1146	$2,475	$2.16	12d	1	1.10mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,867	$2.85	2d	10	1.16mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$2,900	$2.68	2d	6	1.19mi
1003 Mariners Point Dr Creve Coeur, MO	1.0–2.0	1.0–1.5	942	$1,815	$1.93	2d	7	1.34mi
11752 Russet Meadow Dr Saint Louis, MO	3.0	2.5	1578	$2,000	$1.27	5d	1	1.42mi
12806 Willowyck Dr Saint Louis, MO	3.0	2.0	1456	$2,500	$1.72	44d	1	1.45mi

Listing history 3 events

1. 2026-06-21
   statusdays on market $359,900 Active 3 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   listed $359,900 Coming Soon 1 DOM

ⓘ 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: $3,235 · $270/mo
• Projected year-2 tax: $3,491 · $291/mo
• Expected delta: +$256/yr (+$21/mo · 7.9%)

ⓘ 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: $26,433
• − Mortgage interest: −$20,160
• − Property taxes: −$3,235
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$10,470
• Taxable loss: −$13,461
• Est. tax savings @ 24.0%: +$3,231
• After-tax cash flow: $-3,570/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

+379.9% since first listed

7 events — show timeline

• 2026-06-19 Listed $359,900 MARIS as Distributed by MLS Grid
• 2026-06-18 Coming Soon $359,900 MARIS as Distributed by MLS Grid
• 2025-12-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-11-11 Contingent — MARIS as Distributed by MLS Grid
• 2025-11-01 Listed $270,000 MARIS as Distributed by MLS Grid
• 1991-04-29 Sold (Public Records) — Public Records
• 1985-07-01 Sold (Public Records) $75,000 Public Records

Property tax history

+2.2%/yr

Latest (2022): $3,235 · +0.7% YoY. Source: county tax records.