585 Coeur De Royale Dr #206 · Creve Coeur, MO 63141

$209,900

2 bd · 2.0 ba · 1,710 sqft · Condo public records · 180 Days on market

Built 1976 $123/sqft · 15% below area Est $246k · 15% under $435/mo HOA · 23% of rent ↓ 28% since listing

---

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 +14.1/15.0
• Cash flow +6.5/30.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this meticulously maintained condo in the highly sought-after Coeur De Royale community. Boasting over 1700 sqft of bright, open living space, this condo offers the perfect blend of style, comfort & convenience. Large, eat-in kitchen offering an abundance of cabinets, extensive counter space & multiple pantries. All appliances are included, even the stackable washer & dryer! Relax in the versatile family room, featuring built-in wall unit with desk & lighting. Primary suite offers a walk-in closet with organizer & an ensuite bath with expansive vanity, linen closet, soaking tub & step-in shower. Highlights: 2 parking spaces/heated garage, private deck, marble floors in foyer & half bath, and premium Kohler & Moen fixtures. For added peace of mind, condo includes new 200-amp electrical panel & the correction of aluminum wiring throughout the unit in 2025. Amenities: circle drive, swimming pool, tennis courts, BBQ grills, clubhouse/kitchen, sauna, showers & party room.

Key facts

• Private deck
• Marble floors
• Walk-in closet

Tags

• EAT-IN KITCHEN
• BUILT-IN WALL UNIT
• WALK-IN CLOSET
• ENSUITE BATH
• PRIVATE DECK
• MARBLE FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (29.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (11.4% below list).
• Recommended offer: $147k (29.9% 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: Bellerive Elem. (math 42% / reading 52%, grade D-, #347 of 1,115 statewide, top 35%, 407 students, 20% 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).
• Market conditions: Rents rising (+2.6%/yr); 137 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 17% of the median local income ($134k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Watch-outs: HOA is 23% 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 $147,072 (29.9% 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. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.89% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.26%
• DSCR: 0.68
• GRM: 9.4

CMA / ARV

• ARV (median comp): $246,254
• List price: $209,900
• Delta: -14.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -29.4%
• Equity multiple: 0.03×
• Total profit: $-57,208
• Equity at exit: $31,297

10-year hold

• IRR: -31.7%
• Equity multiple: -0.38×
• Total profit: $-81,194
• Equity at exit: $18,148

Cash invested: $58,772 (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 63141

• Rents YoY: 2.6%
• Active inventory: 137
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$202 /mo · $2,419/yr
• Insurance: −$87
• HOA: −$435
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-356

Break-even live

Break-even rent $2,310

Max offer price $147,072

Occupancy floor —

Sensitivity live

Price	-10% $-237	-5% $-296	+0% $-356	+5% $-415	+10% $-474
Rent	-10% $-503	-5% $-429	+0% $-356	+5% $-282	+10% $-209
Rate	-1.0pp $-250	-0.5pp $-302	base $-356	+0.5pp $-410	+1.0pp $-465

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Cross Creek Dr Creve Coeur, MO	3.0	1.0–2.5	1066	$1,609	$1.51	0d	36	0.88mi
11164 De Malle Dr Saint Louis, MO	3.0	2.5	1146	$2,475	$2.16	13d	1	1.03mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,131	$1.36	0d	1	1.50mi

HOA detail condo

• Monthly dues: $435 · $5,220/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $209,900 Active 180 DOM
2. 2026-06-18
   days on market $209,900 Active 177 DOM
3. 2026-06-17
   days on market $209,900 Active 176 DOM
4. 2026-06-16
   days on market $209,900 Active 175 DOM
5. 2026-06-15
   days on market $209,900 Active 174 DOM
6. 2026-06-13
   days on market $209,900 Active 172 DOM
7. 2026-06-13
   days on market $209,900 Active 171 DOM
8. 2026-06-09
   days on market $209,900 Active 168 DOM
9. 2026-06-08
   days on market $209,900 Active 167 DOM
10. 2026-06-07
    days on market $209,900 Active 166 DOM
11. 2026-06-03
    days on market $209,900 Active 162 DOM
12. 2026-06-02
    days on market $209,900 Active 161 DOM
13. 2026-06-01
    days on market $209,900 Active 160 DOM
14. 2026-05-31
    days on market $209,900 Active 159 DOM
15. 2025-12-24
    listed $209,900 Active 1032-char remark

    Show marketing remark (1032 chars)

    Welcome to this meticulously maintained condo in the highly sought-after Coeur De Royale community. Boasting over 1700 sqft of bright, open living space, this condo offers the perfect blend of style, comfort & convenience. Large, eat-in kitchen offering an abundance of cabinets, extensive counter space & multiple pantries. All appliances are included, even the stackable washer & dryer! Relax in the versatile family room, featuring built-in wall unit with desk & lighting. Primary suite offers a walk-in closet with organizer & an ensuite bath with expansive vanity, linen closet, soaking tub & step-in shower. Highlights: 2 parking spaces/heated garage, private deck, marble floors in foyer & half bath, and premium Kohler & Moen fixtures. For added peace of mind, condo includes new 200-amp electrical panel & the correction of aluminum wiring throughout the unit in 2025. Amenities: circle drive, swimming pool, tennis courts, BBQ grills, clubhouse/kitchen, sauna, showers & party room.

16. 2025-12-10
    price $209,900
17. 2025-12-04
    status Active
18. 2025-09-29
    historical Active Under Contract
19. 2025-09-22
    price $219,900
20. 2025-07-16
    price $225,000
21. 2025-04-18
    listed $239,900 Active
22. 2025-04-15
    historical
23. 2024-12-02
    historical
24. 2024-10-11
    price $279,900
25. 2024-09-10
    listed $290,000 Active

ⓘ 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: $2,419 · $202/mo
• Projected year-2 tax: $2,419 · $202/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 · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,316
• − Mortgage interest: −$11,758
• − Property taxes: −$2,419
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − HOA: −$5,220
• − Depreciation: −$6,106
• Taxable loss: −$7,807
• Est. tax savings @ 24.0%: +$1,874
• After-tax cash flow: $-2,394/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

• Census place: Creve Coeur, MO
• County: Saint Louis County · 888,823 people
• City population: 20,932
• Metro: St. Louis, MO-IL
• Population (ZIP): 20,932
• Household income: $133,851
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 592.0

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 (74%)
• Race & ethnicity: White 74% Asian 10% Black 7% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 13% · China, Canada, Vietnam
• Languages at home: 86% English-only · Chinese 4% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -307.56%
• Current HPI: 220.5445
• Rent YoY: ▲ 2.57%
• 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

-27.6% since first listed

11 events — show timeline

• 2025-12-24 Listed $209,900 MARIS as Distributed by MLS Grid
• 2025-12-10 Price Changed $209,900 MARIS as Distributed by MLS Grid
• 2025-12-04 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-29 Contingent — MARIS as Distributed by MLS Grid
• 2025-09-22 Price Changed $219,900 MARIS as Distributed by MLS Grid
• 2025-07-16 Price Changed $225,000 MARIS as Distributed by MLS Grid
• 2025-04-18 Listed $239,900 MARIS as Distributed by MLS Grid
• 2025-04-15 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-12-02 Delisted — MARIS as Distributed by MLS Grid
• 2024-10-11 Price Changed $279,900 MARIS as Distributed by MLS Grid
• 2024-09-10 Listed $290,000 MARIS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2022): $2,419 · +0.9% YoY. Source: county tax records.