138 Shadalane Walk Unit G · Ballwin, MO 63011

$150,000

2 bd · 1.5 ba · 888 sqft · Condo public records · 21 Days on market

Built 1972 $169/sqft · at area comps Est $149k · at est. $297/mo HOA · 16% 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 +22.8/30.0
• 1% rule +7.7/10.0
• DSCR +7.3/10.0
• ARV discount +7.1/15.0
• Schools +5.4/10.0
• Livability +4.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect Opportunity to purchase a Move In Ready Condo in the heart of Ballwin. This Unit has newer appliances that will stay for the new owners. Plus you get a dining room, living room, two bedrooms and 1.5 bathrooms in this unit. The unit has a 6x10 storage in the basement and the stackable washer and dryer in the basement will be included. The new owners will also have garage space #G. The Condo complex has a pool, hot tub, and playground for you to enjoy. Condo fees cover Water, Sewer, and Trash. Make your appointment before it is too late.

Key facts

• $297 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Community of 212 units
• HOA & community: HOA managed by AMC Management LLC; Monthly association fee covers insurance, grounds maintenance, common area and exterior maintenance, pool maintenance, sewer, snow removal, trash and water; Community amenities: pool and tennis courts; Association provides parking management

Exterior

• Parking: Assigned covered parking; Garage with garage door opener; Attached 1-car garage; Basement access to parking/storage
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Ameren electric service; Public sewer; Electricity, natural gas and sewer connected
• Home design: Residential condominium; Attached property; One level; Private ownership
• Construction: Brick veneer construction; Asphalt roof; Concrete perimeter foundation; Built according to public records
• Exterior features: Balcony; Entry steps/stairs; Outdoor lighting; Uncovered courtyard; Landscaped grounds; Level lot; Many trees; Near public transit; Community in-ground pool; Tennis courts

Interior

• Kitchen: Exhaust fan; Microwave; Free-standing gas oven; Refrigerator; Pantry
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Laminate counters; Open floorplan; Pantry; Storage; Blinds
• Laundry & utility: Stacked washer and dryer in basement; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.0% in Ballwin — 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 86/100 on livability (#2 in MO, #357 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute D.
• Rockwood R-VI (suburban): math 51% / reading 64% proficiency, ranked #9 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Westridge Elem. (math 47% / reading 57%, grade C-, #231 of 1,115 statewide, top 24%, 400 students, 20% FRL); Marquette Sr. High (math 53% / reading 79%, grade B, #17 of 521 statewide, top 3%, 2,155 students, 13% FRL).
• Market conditions: Rents flat; 139 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $130k; 15% 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.27% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 6.6

CMA / ARV

• ARV (median comp): $148,569
• List price: $150,000
• Delta: 0.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-11,692
• Equity at exit: $22,365

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-4,256
• Equity at exit: $12,969

Cash invested: $42,000 (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 63011

• Rents YoY: 0.8%
• Active inventory: 139
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$787
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$62
• HOA: −$297
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $260

Break-even live

Break-even rent $1,577

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Hillsdale Dr Ballwin, MO	3.0	1.0	925	$1,995	$2.16	43d	1	0.10mi
170 Steamboat Ln Ballwin, MO	1.0–3.0	1.0–2.5	1177	$1,832	$1.56	1d	10	0.81mi
1212 Clarkson Ct #1212 Ellisville, MO	2.0	1.5	800	$1,700	$2.12	43d	1	1.02mi
15970 Manchester Rd Ellisville, MO	3.0	1.0–2.0	957	$2,597	$2.71	1d	103	1.34mi
500 Seven Trails Dr Ballwin, MO	1.0–2.0	1.0–2.0	1171	$1,904	$1.63	1d	18	1.34mi
920 Quail Terrace Ct Ballwin, MO	2.0–3.0	1.0–2.0	1029	$1,479	$1.44	1d	9	1.34mi

HOA detail condo

• Monthly dues: $297 · $3,564/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $150,000 Active 21 DOM
2. 2026-06-17
   days on market $150,000 Active 20 DOM
3. 2026-06-16
   days on market $150,000 Active 19 DOM
4. 2026-06-15
   days on market $150,000 Active 18 DOM
5. 2026-06-13
   days on market $150,000 Active 16 DOM
6. 2026-06-13
   days on market $150,000 Active 15 DOM
7. 2026-06-09
   days on market $150,000 Active 12 DOM
8. 2026-06-08
   days on market $150,000 Active 11 DOM
9. 2026-06-07
   days on market $150,000 Active 10 DOM
10. 2026-06-03
    days on market $150,000 Active 6 DOM
11. 2026-06-02
    days on market $150,000 Active 5 DOM
12. 2026-06-01
    days on market $150,000 Active 4 DOM
13. 2026-05-31
    days on market $150,000 Active 3 DOM
14. 2026-05-12
    historical $150,000 939-char remark
15. 2022-09-26
    soldstatus $130,000
16. 2022-09-22
    soldstatus Closed 555-char remark

    Show marketing remark (555 chars)

    Perfect Opportunity to purchase a Move In Ready Condo in the heart of Ballwin. This Unit has newer appliances that will stay for the new owners. Plus you get a dining room, living room, two bedrooms and 1.5 bathrooms in this unit. The unit has a 6x10 storage in the basement and the stackable washer and dryer in the basement will be included. The new owners will also have garage space #G. The Condo complex has a pool, hot tub, and playground for you to enjoy. Condo fees cover Water, Sewer, and Trash. Make your appointment before it is too late.

17. 2022-08-22
    status Pending 555-char remark

    Show marketing remark (555 chars)

    Perfect Opportunity to purchase a Move In Ready Condo in the heart of Ballwin. This Unit has newer appliances that will stay for the new owners. Plus you get a dining room, living room, two bedrooms and 1.5 bathrooms in this unit. The unit has a 6x10 storage in the basement and the stackable washer and dryer in the basement will be included. The new owners will also have garage space #G. The Condo complex has a pool, hot tub, and playground for you to enjoy. Condo fees cover Water, Sewer, and Trash. Make your appointment before it is too late.

18. 2022-08-20
    listed $130,000 Active 555-char remark

    Show marketing remark (555 chars)

    Perfect Opportunity to purchase a Move In Ready Condo in the heart of Ballwin. This Unit has newer appliances that will stay for the new owners. Plus you get a dining room, living room, two bedrooms and 1.5 bathrooms in this unit. The unit has a 6x10 storage in the basement and the stackable washer and dryer in the basement will be included. The new owners will also have garage space #G. The Condo complex has a pool, hot tub, and playground for you to enjoy. Condo fees cover Water, Sewer, and Trash. Make your appointment before it is too late.

19. 2022-08-20
    historical $130,000 555-char remark

    Show marketing remark (555 chars)

    Perfect Opportunity to purchase a Move In Ready Condo in the heart of Ballwin. This Unit has newer appliances that will stay for the new owners. Plus you get a dining room, living room, two bedrooms and 1.5 bathrooms in this unit. The unit has a 6x10 storage in the basement and the stackable washer and dryer in the basement will be included. The new owners will also have garage space #G. The Condo complex has a pool, hot tub, and playground for you to enjoy. Condo fees cover Water, Sewer, and Trash. Make your appointment before it is too late.

20. 2013-11-26
    soldstatus $62,000
21. 2013-11-18
    soldstatus

    Show marketing remark (673 chars)

    Fantastic Find in the heart of Ballwin! Light, bright condo featuring new carpet, 2011 A/C, and 2012 water heater. Dining area has gorgeous beveled mirror wall and newer light fixture, and opens to the living room with slider to porch. Kitchen has newer sink and Silestone counters offering a nice length of workspace. 2 roomy bedrooms with ample amount of closets. You’ll love this quiet 2nd floor unit with no noisy neighbors upstairs! Enjoy the convenience of all Manchester Road has to offer, in Rockwood School District and minutes from highways. Call now to view this lovely, well cared for Burtonwood Manor condo and move in time to enjoy summer poolside!!

22. 2013-09-04
    listed $67,500

    Show marketing remark (673 chars)

    Fantastic Find in the heart of Ballwin! Light, bright condo featuring new carpet, 2011 A/C, and 2012 water heater. Dining area has gorgeous beveled mirror wall and newer light fixture, and opens to the living room with slider to porch. Kitchen has newer sink and Silestone counters offering a nice length of workspace. 2 roomy bedrooms with ample amount of closets. You’ll love this quiet 2nd floor unit with no noisy neighbors upstairs! Enjoy the convenience of all Manchester Road has to offer, in Rockwood School District and minutes from highways. Call now to view this lovely, well cared for Burtonwood Manor condo and move in time to enjoy summer poolside!!

23. 2006-12-20
    soldstatus $86,000

ⓘ 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: $1,193 · $99/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$262/yr (+$22/mo · 21.9%)

ⓘ 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,862
• − Mortgage interest: −$8,402
• − Property taxes: −$1,193
• − Insurance: −$750
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$3,564
• − Depreciation: −$4,364
• Taxable income: $931
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $2,891/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: Rockwood R-VI
• NCES district ID: 2926850
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $98,721
• Composite: 53.61/100
• National rank: #1438
• State rank: #9 of 324 in MO

Livability — Ballwin

• Score: 86/100
• State rank: #2
• US rank: #357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ballwin, MO
• County: Saint Louis County · 888,823 people
• City population: 91,586
• Metro: St. Louis, MO-IL
• Population (ZIP): 35,920
• Household income: $124,454
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 455.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Asian 8% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -271.82%
• Current HPI: 234.1279
• Rent YoY: ▲ 0.83%
• 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

+74.4% since first listed

11 events — show timeline

• 2026-05-29 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-05-12 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2022-09-26 Sold (Public Records) $130,000 Public Records
• 2022-09-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-08-22 Pending — MARIS as Distributed by MLS Grid
• 2022-08-20 Listed $130,000 MARIS as Distributed by MLS Grid
• 2022-08-20 Coming Soon $130,000 MARIS as Distributed by MLS Grid
• 2013-11-26 Sold (Public Records) $62,000 Public Records
• 2013-11-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-09-04 Listed $67,500 MARIS as Distributed by MLS Grid
• 2006-12-20 Sold (Public Records) $86,000 Public Records

Property tax history

+0.6%/yr

Latest (2022): $1,193 · +0.7% YoY. Source: county tax records.