1511 Hampton Hall Dr Unit 19 & 20 · Chesterfield, MO 63017

$255,000

3 bd · 2.5 ba · 2,960 sqft · Condo public records · 329 Days on market

Built 1974 $86/sqft · 42% below area Est $442k · 42% under $1350/mo HOA · 46% 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 +15.0/15.0
• 1% rule +6.6/10.0
• Schools +5.1/10.0
• Rent growth +3.9/5.0
• Cash flow +3.8/30.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience unmatched value in the Chesterfield condo market with this penthouse-level Brandy Wine residence, offering nearly 3,000 sq ft of sophisticated living. As the largest unit in the development, this 3-bed, 2.5-bath home delivers expansive spaces ideal for both everyday comfort and elevated entertaining. The crisp white kitchen features granite countertops, stainless steel appliances, a breakfast bar, and a cozy dining nook. A formal dining room provides the perfect setting for hosting gatherings. The oversized living/media room impresses with a gas fireplace, built-ins, wet bar, and French doors leading to a private balcony. A versatile bonus room offers endless possibilities—home office, gym, playroom, or even a potential second primary suite. The primary suite is a true retreat, complete with a romantic fireplace, generous sitting area, dual walk-in closets, and private balcony access. In-unit laundry adds convenience and efficiency. Community amenities include secure entry with elevator access, two secured tandem parking spaces, a storage locker, communal area for gathering. clubhouse, pool, lake, and beautifully maintained grounds. All of this in a prime location near dining, shopping, golf, parks, trails, and vibrant local attractions. Property has been very well maintained & all mechanicals have been serviced, updated or replaced accordingly for peace of mind. All appliances are to stay and some furnishings are negotiable. This property is move-in ready and just waiting for your touches to make this unique condo your new home! You won’t find another West County condo offering this level of space, comfort, and value at this price.

Key facts

• Breakfast nook
• Ss appliances
• Crisp white kitchen

Tags

• CRISP WHITE KITCHEN
• UPDATED GRANITE TOPS
• SS APPLIANCES
• BREAKFAST BAR
• BREAKFAST NOOK
• LARGE SEPARATE DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $-731 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (50.6% below list).
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $126k (50.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#110 in MO) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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.
• Market conditions: Rents rising fast (+5.5%/yr); 227 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $85k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $255k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• 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 $125,852 (50.6% 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 329 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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: 1.16% ✓
• Cap rate: 2.85%
• Cash-on-cash: -12.29%
• DSCR: 0.45
• GRM: 7.2

CMA / ARV

• ARV (median comp): $441,741
• List price: $255,000
• Delta: -42.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.52% rent growth · sell at horizon

5-year hold

• IRR: -32.7%
• Equity multiple: -0.11×
• Total profit: $-79,353
• Equity at exit: $38,021

10-year hold

• IRR: -20.3%
• Equity multiple: -0.29×
• Total profit: $-92,414
• Equity at exit: $22,048

Cash invested: $71,400 (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 63017

• Rents YoY: 5.5%
• Active inventory: 227
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,956 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$273 /mo · $3,276/yr
• Insurance: −$106
• HOA: −$1,350
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-731

Break-even live

Break-even rent $3,882

Max offer price $125,852

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15506 Chequer Dr Chesterfield, MO	4.0	2.5	2352	$3,200	$1.36	44d	1	0.29mi
15605 Highcroft Dr Chesterfield, MO	4.0	2.5	3500	$2,850	$0.81	8d	1	0.36mi
15362 Olive Blvd Chesterfield, MO	4.0	3.0	2320	$2,650	$1.14	44d	1	0.92mi
1839 Cabinwood Ct Chesterfield, MO	4.0	3.5	3181	$3,500	$1.10	8d	1	0.96mi
15812 Cedarmill Dr Chesterfield, MO	4.0	3.5	3402	$4,195	$1.23	2d	1	1.01mi
2019 Cedarmill Dr Chesterfield, MO	4.0	2.5	2739	$3,995	$1.46	20d	1	1.04mi
1287 Still House Creek Rd Chesterfield, MO	4.0	2.5	2056	$2,695	$1.31	44d	1	1.29mi

HOA detail condo

• Monthly dues: $1,350 · $16,200/yr
• Likely covers: gaslandscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $255,000 Active 329 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   price $255,000 Active 328 DOM
4. 2026-06-17
   days on market $265,000 Active 328 DOM
5. 2026-06-16
   days on market $265,000 Active 327 DOM
6. 2026-06-15
   days on market $265,000 Active 326 DOM
7. 2026-06-13
   days on market $265,000 Active 324 DOM
8. 2026-06-13
   days on market $265,000 Active 323 DOM
9. 2026-06-09
   days on market $265,000 Active 320 DOM
10. 2026-06-08
    days on market $265,000 Active 319 DOM
11. 2026-06-07
    days on market $265,000 Active 318 DOM
12. 2026-06-03
    days on market $265,000 Active 314 DOM
13. 2026-06-02
    days on market $265,000 Active 313 DOM
14. 2026-06-01
    days on market $265,000 Active 312 DOM
15. 2026-05-31
    days on market $265,000 Active 311 DOM
16. 2026-04-30
    price $265,000 1691-char remark

    Show marketing remark (1691 chars)

    Experience unmatched value in the Chesterfield condo market with this penthouse-level Brandy Wine residence, offering nearly 3,000 sq ft of sophisticated living. As the largest unit in the development, this 3-bed, 2.5-bath home delivers expansive spaces ideal for both everyday comfort and elevated entertaining. The crisp white kitchen features granite countertops, stainless steel appliances, a breakfast bar, and a cozy dining nook. A formal dining room provides the perfect setting for hosting gatherings. The oversized living/media room impresses with a gas fireplace, built-ins, wet bar, and French doors leading to a private balcony. A versatile bonus room offers endless possibilities—home office, gym, playroom, or even a potential second primary suite. The primary suite is a true retreat, complete with a romantic fireplace, generous sitting area, dual walk-in closets, and private balcony access. In-unit laundry adds convenience and efficiency. Community amenities include secure entry with elevator access, two secured tandem parking spaces, a storage locker, communal area for gathering. clubhouse, pool, lake, and beautifully maintained grounds. All of this in a prime location near dining, shopping, golf, parks, trails, and vibrant local attractions. Property has been very well maintained & all mechanicals have been serviced, updated or replaced accordingly for peace of mind. All appliances are to stay and some furnishings are negotiable. This property is move-in ready and just waiting for your touches to make this unique condo your new home! You won’t find another West County condo offering this level of space, comfort, and value at this price.

17. 2026-02-25
    price $275,000 1691-char remark

    Show marketing remark (1691 chars)

    Experience unmatched value in the Chesterfield condo market with this penthouse-level Brandy Wine residence, offering nearly 3,000 sq ft of sophisticated living. As the largest unit in the development, this 3-bed, 2.5-bath home delivers expansive spaces ideal for both everyday comfort and elevated entertaining. The crisp white kitchen features granite countertops, stainless steel appliances, a breakfast bar, and a cozy dining nook. A formal dining room provides the perfect setting for hosting gatherings. The oversized living/media room impresses with a gas fireplace, built-ins, wet bar, and French doors leading to a private balcony. A versatile bonus room offers endless possibilities—home office, gym, playroom, or even a potential second primary suite. The primary suite is a true retreat, complete with a romantic fireplace, generous sitting area, dual walk-in closets, and private balcony access. In-unit laundry adds convenience and efficiency. Community amenities include secure entry with elevator access, two secured tandem parking spaces, a storage locker, communal area for gathering. clubhouse, pool, lake, and beautifully maintained grounds. All of this in a prime location near dining, shopping, golf, parks, trails, and vibrant local attractions. Property has been very well maintained & all mechanicals have been serviced, updated or replaced accordingly for peace of mind. All appliances are to stay and some furnishings are negotiable. This property is move-in ready and just waiting for your touches to make this unique condo your new home! You won’t find another West County condo offering this level of space, comfort, and value at this price.

18. 2025-10-07
    price $300,000 1691-char remark

    Show marketing remark (1691 chars)

    Experience unmatched value in the Chesterfield condo market with this penthouse-level Brandy Wine residence, offering nearly 3,000 sq ft of sophisticated living. As the largest unit in the development, this 3-bed, 2.5-bath home delivers expansive spaces ideal for both everyday comfort and elevated entertaining. The crisp white kitchen features granite countertops, stainless steel appliances, a breakfast bar, and a cozy dining nook. A formal dining room provides the perfect setting for hosting gatherings. The oversized living/media room impresses with a gas fireplace, built-ins, wet bar, and French doors leading to a private balcony. A versatile bonus room offers endless possibilities—home office, gym, playroom, or even a potential second primary suite. The primary suite is a true retreat, complete with a romantic fireplace, generous sitting area, dual walk-in closets, and private balcony access. In-unit laundry adds convenience and efficiency. Community amenities include secure entry with elevator access, two secured tandem parking spaces, a storage locker, communal area for gathering. clubhouse, pool, lake, and beautifully maintained grounds. All of this in a prime location near dining, shopping, golf, parks, trails, and vibrant local attractions. Property has been very well maintained & all mechanicals have been serviced, updated or replaced accordingly for peace of mind. All appliances are to stay and some furnishings are negotiable. This property is move-in ready and just waiting for your touches to make this unique condo your new home! You won’t find another West County condo offering this level of space, comfort, and value at this price.

19. 2025-09-23
    price $320,000 1691-char remark

    Show marketing remark (1691 chars)

    Experience unmatched value in the Chesterfield condo market with this penthouse-level Brandy Wine residence, offering nearly 3,000 sq ft of sophisticated living. As the largest unit in the development, this 3-bed, 2.5-bath home delivers expansive spaces ideal for both everyday comfort and elevated entertaining. The crisp white kitchen features granite countertops, stainless steel appliances, a breakfast bar, and a cozy dining nook. A formal dining room provides the perfect setting for hosting gatherings. The oversized living/media room impresses with a gas fireplace, built-ins, wet bar, and French doors leading to a private balcony. A versatile bonus room offers endless possibilities—home office, gym, playroom, or even a potential second primary suite. The primary suite is a true retreat, complete with a romantic fireplace, generous sitting area, dual walk-in closets, and private balcony access. In-unit laundry adds convenience and efficiency. Community amenities include secure entry with elevator access, two secured tandem parking spaces, a storage locker, communal area for gathering. clubhouse, pool, lake, and beautifully maintained grounds. All of this in a prime location near dining, shopping, golf, parks, trails, and vibrant local attractions. Property has been very well maintained & all mechanicals have been serviced, updated or replaced accordingly for peace of mind. All appliances are to stay and some furnishings are negotiable. This property is move-in ready and just waiting for your touches to make this unique condo your new home! You won’t find another West County condo offering this level of space, comfort, and value at this price.

20. 2025-07-24
    listed $340,000 Active 1691-char remark

    Show marketing remark (1691 chars)

    Experience unmatched value in the Chesterfield condo market with this penthouse-level Brandy Wine residence, offering nearly 3,000 sq ft of sophisticated living. As the largest unit in the development, this 3-bed, 2.5-bath home delivers expansive spaces ideal for both everyday comfort and elevated entertaining. The crisp white kitchen features granite countertops, stainless steel appliances, a breakfast bar, and a cozy dining nook. A formal dining room provides the perfect setting for hosting gatherings. The oversized living/media room impresses with a gas fireplace, built-ins, wet bar, and French doors leading to a private balcony. A versatile bonus room offers endless possibilities—home office, gym, playroom, or even a potential second primary suite. The primary suite is a true retreat, complete with a romantic fireplace, generous sitting area, dual walk-in closets, and private balcony access. In-unit laundry adds convenience and efficiency. Community amenities include secure entry with elevator access, two secured tandem parking spaces, a storage locker, communal area for gathering. clubhouse, pool, lake, and beautifully maintained grounds. All of this in a prime location near dining, shopping, golf, parks, trails, and vibrant local attractions. Property has been very well maintained & all mechanicals have been serviced, updated or replaced accordingly for peace of mind. All appliances are to stay and some furnishings are negotiable. This property is move-in ready and just waiting for your touches to make this unique condo your new home! You won’t find another West County condo offering this level of space, comfort, and value at this price.

21. 2025-04-25
    listed $340,000 Active
22. 2025-04-24
    historical
23. 2022-03-17
    soldstatus Closed
24. 2022-02-04
    status Pending
25. 2022-01-29
    historical
26. 2021-12-21
    price $239,900
27. 2021-12-09
    listed $250,000 Active
28. 2021-12-08
    historical $250,000
29. 2020-12-21
    soldstatus $165,000
30. 2020-12-09
    soldstatus Closed
31. 2020-11-18
    status Pending
32. 2020-11-10
    listed $210,000 Active
33. 2020-01-08
    price $235,000
34. 2017-10-20
    price $249,500
35. 2017-10-06
    price $259,500
36. 2017-08-15
    price $264,000
37. 2010-09-27
    soldstatus $162,500

ⓘ 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: $3,276 · $273/mo
• Projected year-2 tax: $3,276 · $273/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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,475
• − Mortgage interest: −$14,284
• − Property taxes: −$3,276
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,838
• − Management: −$2,838
• − HOA: −$16,200
• − Depreciation: −$7,418
• Taxable loss: −$12,654
• Est. tax savings @ 24.0%: +$3,037
• After-tax cash flow: $-5,736/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 — Chesterfield

• Score: 71/100
• State rank: #110
• US rank: #7054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesterfield, MO
• County: Saint Louis County · 888,823 people
• City population: 43,243
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,243
• Household income: $127,095
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 1012.0

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 (75%)
• Race & ethnicity: White 75% Asian 13% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Slovak 3%
• Foreign-born: 16% · China, Canada, South Korea
• Languages at home: 84% English-only · Other Indo-European 5% Other Asian/Pacific 4% Chinese 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: ▼ -230.79%
• Current HPI: 218.3938
• Rent YoY: ▲ 5.52%
• 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

+63.1% since first listed

22 events — show timeline

• 2026-04-30 Price Changed $265,000 MARIS as Distributed by MLS Grid
• 2026-02-25 Price Changed $275,000 MARIS as Distributed by MLS Grid
• 2025-10-07 Price Changed $300,000 MARIS as Distributed by MLS Grid
• 2025-09-23 Price Changed $320,000 MARIS as Distributed by MLS Grid
• 2025-07-24 Listed $340,000 MARIS as Distributed by MLS Grid
• 2025-04-25 Listed $340,000 MARIS as Distributed by MLS Grid
• 2025-04-24 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-03-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-02-04 Pending — MARIS as Distributed by MLS Grid
• 2022-01-29 Delisted — MARIS as Distributed by MLS Grid
• 2021-12-21 Price Changed $239,900 MARIS as Distributed by MLS Grid
• 2021-12-09 Listed $250,000 MARIS as Distributed by MLS Grid
• 2021-12-08 Coming Soon $250,000 MARIS as Distributed by MLS Grid
• 2020-12-21 Sold (Public Records) $165,000 Public Records
• 2020-12-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-11-18 Pending — MARIS as Distributed by MLS Grid
• 2020-11-10 Listed $210,000 MARIS as Distributed by MLS Grid
• 2020-01-08 Price Changed $235,000 MARIS as Distributed by MLS Grid
• 2017-10-20 Price Changed $249,500 MARIS as Distributed by MLS Grid
• 2017-10-06 Price Changed $259,500 MARIS as Distributed by MLS Grid
• 2017-08-15 Price Changed $264,000 MARIS as Distributed by MLS Grid
• 2010-09-27 Sold (Public Records) $162,500 Public Records

Property tax history

+3.6%/yr

Latest (2020): $3,276 · +2.2% YoY. Source: county tax records.