1540 High School Dr · Brentwood, MO 63144

$185,000

2 bd · 1.0 ba · 943 sqft · Condo public records · 35 Days on market

Built 1950 $196/sqft · 10% below area Est $207k · 10% under $363/mo HOA · 21% 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 +12.2/15.0
• Cash flow +7.6/30.0
• Schools +5.8/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Brentwood you’ll find the perfect main level condo that offers a blend of comfort, convenience, and tranquility. Upon approaching the condo you’ll notice the courtyard with mature trees and landscaping. Step inside and be greeted by the open living space boasting wood floors and freshly painted, neutral walls. The kitchen offers ample storage with updated 42” cabinets, separate pantry, and stylish stainless-steel appliances. The rear of the condo hosts 2 nicely sized bedrooms and an updated bathroom. Step outside on the front patio or back deck, both providing a peaceful space for outdoor relaxation and entertainment. Enjoy all the amenities that Brentwood Forest offers: 2 private pools, tennis courts and walking trails all within easy access to shopping centers, grocery stores, restaurants, and major highways. Don't miss this opportunity to make this exceptional property your own. Showings start July 6th but scheduled your appointment today.

Key facts

• Ground floor condo
• In unit washer dryer
• Remodeled bath

Tags

• GROUND FLOOR CONDO
• WOOD BURNING FIREPLACE
• STAINLESS STEEL APPLIANCES
• IN UNIT WASHER DRYER
• REMODELED BATH
• MAINTENANCE FREE DECK

Property features AI

Finance

• Other: Property type: Residential condominium
• HOA & community: HOA: Brentwood Forest; Monthly association fee; Association amenities include pool and tennis courts; HOA fee covers maintenance of grounds

Exterior

• Parking: No designated parking spaces listed
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected
• Home design: Attached condominium; One story
• Construction: Brick construction
• Exterior features: Community pool; Community tennis courts; Lot described as 'Other'

Interior

• Kitchen: Stainless steel appliances; Electric cooktop; Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood floors; Stainless steel appliances; Electric cooktop; Dishwasher; Garbage disposal; Living room fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (6.6% below list).
• Recommended offer: $145k (21.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 84/100 on livability (#6 in MO, #689 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, cost of living B; Watch: crime C-.
• Brentwood (suburban): math 65% / reading 66% proficiency, ranked #4 of 324 in MO (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Mcgrath Elem. (math 67% / reading 67%, grade B+, #46 of 1,115 statewide, top 5%, 195 students, 16% FRL); Brentwood High (math 62% / reading 74%, grade B, #12 of 521 statewide, top 2%, 191 students, 30% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 128 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 21% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,068 (21.6% 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 35 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 8.9

CMA / ARV

• ARV (median comp): $206,528
• List price: $185,000
• Delta: -10.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.49% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.10×
• Total profit: $-46,743
• Equity at exit: $27,584

10-year hold

• IRR: -33.2%
• Equity multiple: -0.33×
• Total profit: $-68,650
• Equity at exit: $15,995

Cash invested: $51,800 (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 63144

• Rents YoY: 1.5%
• Active inventory: 128
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$970
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$77
• HOA: −$363
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-226

Break-even live

Break-even rent $2,014

Max offer price $145,068

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	10d	1	0.07mi
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	43d	1	0.13mi
9071 Wrenwood Ln Saint Louis, MO	2.0	1.0	1060	$1,650	$1.56	43d	1	0.14mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	43d	1	0.14mi
1607 Redbird Cv Saint Louis, MO	2.0	1.0	946	$2,038	$2.15	1d	1	0.15mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	43d	1	0.24mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,105	$1.81	1d	19	0.31mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	43d	1	0.77mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	7d	1	0.83mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	7d	1	0.89mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,249	$1.60	1d	4	1.01mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	1d	1	1.09mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	43d	1	1.11mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	2d	12	1.22mi
7828 Laclede Forest Dr Maplewood, MO	1.0–2.0	1.0	725	$1,345	$1.86	3d	2	1.30mi
7570 Oxford Dr Apt 2S Clayton, MO	2.0	1.0	1100	$2,600	$2.36	1d	1	1.32mi
7784 W Bruno Ave Saint Louis, MO	2.0	1.0	900	$950	$1.06	43d	1	1.32mi
1034 N Rock Hill Rd Saint Louis, MO	2.0	1.0	696	$1,650	$2.37	43d	1	1.33mi
7720 Gissler Ave Unit 1E Richmond Heights, MO	1.0	1.0	900	$925	$1.03	43d	1	1.37mi
7553 Buckingham Dr Clayton, MO	2.0	1.0	900	$1,695	$1.88	43d	1	1.40mi
7530 Buckingham Dr Saint Louis, MO	1.0	1.0	800	$900	$1.12	43d	1	1.41mi
7537 Buckingham Dr Saint Louis, MO	2.0	1.0	1000	$1,850	$1.85	7d	1	1.42mi
927 N Elm Ave Saint Louis, MO	3.0	1.0	828	$1,800	$2.17	20d	1	1.44mi
7555 Byron Pl Unit 55-1N Clayton, MO	3.0	1.0	1100	$1,900	$1.73	23d	1	1.47mi
7551 Byron Pl Unit 51-1S Clayton, MO	2.0	1.0	900	$1,400	$1.56	23d	1	1.48mi
7551 Byron Pl Unit 51-2S Clayton, MO	2.0	1.0	900	$1,500	$1.67	43d	1	1.48mi
1421 Claytonia Ter Unit 1F Richmond Heights, MO	2.0	1.0	855	$1,125	$1.32	10d	1	1.48mi

HOA detail condo

• Monthly dues: $363 · $4,356/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $185,000 Active 35 DOM
2. 2026-06-17
   days on market $185,000 Active 34 DOM
3. 2026-06-16
   days on market $185,000 Active 33 DOM
4. 2026-06-15
   days on market $185,000 Active 32 DOM
5. 2026-06-13
   days on market $185,000 Active 30 DOM
6. 2026-06-13
   days on market $185,000 Active 29 DOM
7. 2026-06-09
   days on market $185,000 Active 26 DOM
8. 2026-06-08
   days on market $185,000 Active 25 DOM
9. 2026-06-07
   days on market $185,000 Active 24 DOM
10. 2026-06-03
    days on market $185,000 Active 20 DOM
11. 2026-06-02
    days on market $185,000 Active 19 DOM
12. 2026-06-01
    days on market $185,000 Active 18 DOM
13. 2026-05-31
    days on market $185,000 Active 17 DOM
14. 2026-05-14
    listed $185,000 Active 718-char remark
15. 2026-02-21
    status Active
16. 2026-01-02
    status Active
17. 2025-07-11
    listed $185,000 Active
18. 2025-07-10
    historical
19. 2023-08-16
    soldstatus Closed

    Show marketing remark (999 chars)

    Located in the heart of Brentwood you’ll find the perfect main level condo that offers a blend of comfort, convenience, and tranquility. Upon approaching the condo you’ll notice the courtyard with mature trees and landscaping. Step inside and be greeted by the open living space boasting wood floors and freshly painted, neutral walls. The kitchen offers ample storage with updated 42” cabinets, separate pantry, and stylish stainless-steel appliances. The rear of the condo hosts 2 nicely sized bedrooms and an updated bathroom. Step outside on the front patio or back deck, both providing a peaceful space for outdoor relaxation and entertainment. Enjoy all the amenities that Brentwood Forest offers: 2 private pools, tennis courts and walking trails all within easy access to shopping centers, grocery stores, restaurants, and major highways. Don't miss this opportunity to make this exceptional property your own. Showings start July 6th but scheduled your appointment today.

20. 2023-07-14
    status Pending

    Show marketing remark (999 chars)

    Located in the heart of Brentwood you’ll find the perfect main level condo that offers a blend of comfort, convenience, and tranquility. Upon approaching the condo you’ll notice the courtyard with mature trees and landscaping. Step inside and be greeted by the open living space boasting wood floors and freshly painted, neutral walls. The kitchen offers ample storage with updated 42” cabinets, separate pantry, and stylish stainless-steel appliances. The rear of the condo hosts 2 nicely sized bedrooms and an updated bathroom. Step outside on the front patio or back deck, both providing a peaceful space for outdoor relaxation and entertainment. Enjoy all the amenities that Brentwood Forest offers: 2 private pools, tennis courts and walking trails all within easy access to shopping centers, grocery stores, restaurants, and major highways. Don't miss this opportunity to make this exceptional property your own. Showings start July 6th but scheduled your appointment today.

21. 2023-07-05
    listed $200,000 Active

    Show marketing remark (999 chars)

    Located in the heart of Brentwood you’ll find the perfect main level condo that offers a blend of comfort, convenience, and tranquility. Upon approaching the condo you’ll notice the courtyard with mature trees and landscaping. Step inside and be greeted by the open living space boasting wood floors and freshly painted, neutral walls. The kitchen offers ample storage with updated 42” cabinets, separate pantry, and stylish stainless-steel appliances. The rear of the condo hosts 2 nicely sized bedrooms and an updated bathroom. Step outside on the front patio or back deck, both providing a peaceful space for outdoor relaxation and entertainment. Enjoy all the amenities that Brentwood Forest offers: 2 private pools, tennis courts and walking trails all within easy access to shopping centers, grocery stores, restaurants, and major highways. Don't miss this opportunity to make this exceptional property your own. Showings start July 6th but scheduled your appointment today.

22. 2023-06-29
    historical $200,000

    Show marketing remark (999 chars)

    Located in the heart of Brentwood you’ll find the perfect main level condo that offers a blend of comfort, convenience, and tranquility. Upon approaching the condo you’ll notice the courtyard with mature trees and landscaping. Step inside and be greeted by the open living space boasting wood floors and freshly painted, neutral walls. The kitchen offers ample storage with updated 42” cabinets, separate pantry, and stylish stainless-steel appliances. The rear of the condo hosts 2 nicely sized bedrooms and an updated bathroom. Step outside on the front patio or back deck, both providing a peaceful space for outdoor relaxation and entertainment. Enjoy all the amenities that Brentwood Forest offers: 2 private pools, tennis courts and walking trails all within easy access to shopping centers, grocery stores, restaurants, and major highways. Don't miss this opportunity to make this exceptional property your own. Showings start July 6th but scheduled your appointment today.

23. 2021-03-29
    soldstatus $179,000
24. 2021-03-26
    soldstatus Closed
25. 2021-03-23
    status Pending
26. 2021-03-02
    historical Active Under Contract
27. 2021-02-27
    listed $185,000 Active
28. 2017-07-18
    soldstatus $142,000
29. 2017-07-14
    soldstatus Closed
30. 2017-06-08
    status Pending
31. 2017-05-30
    historical Option
32. 2017-05-12
    status Active
33. 2017-05-08
    historical Option
34. 2017-04-24
    listed $142,000 Active
35. 2005-03-25
    soldstatus $136,000

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/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 ≥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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,733
• − Mortgage interest: −$10,363
• − Property taxes: −$2,168
• − Insurance: −$925
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$4,356
• − Depreciation: −$5,382
• Taxable loss: −$5,779
• Est. tax savings @ 24.0%: +$1,387
• After-tax cash flow: $-1,326/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: Brentwood
• NCES district ID: 2905880
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $69,522
• Composite: 57.51/100
• National rank: #1069
• State rank: #4 of 324 in MO

Livability — Brentwood

• Score: 84/100
• State rank: #6
• US rank: #689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, MO
• County: Saint Louis County · 888,823 people
• City population: 9,505
• Metro: St. Louis, MO-IL
• Population (ZIP): 9,505
• Household income: $104,438
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 310.0

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 10% Asian 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 11% · China, Canada, South Korea
• Languages at home: 91% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -411.33%
• Current HPI: 207.0145
• Rent YoY: ▲ 1.49%
• 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

+36.0% since first listed

22 events — show timeline

• 2026-05-14 Listed $185,000 MARIS as Distributed by MLS Grid
• 2026-02-21 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-02 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-11 Listed $185,000 MARIS as Distributed by MLS Grid
• 2025-07-10 Coming Soon — MARIS as Distributed by MLS Grid
• 2023-08-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-07-14 Pending — MARIS as Distributed by MLS Grid
• 2023-07-05 Listed $200,000 MARIS as Distributed by MLS Grid
• 2023-06-29 Coming Soon $200,000 MARIS as Distributed by MLS Grid
• 2021-03-29 Sold (Public Records) $179,000 Public Records
• 2021-03-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-23 Pending — MARIS as Distributed by MLS Grid
• 2021-03-02 Contingent — MARIS as Distributed by MLS Grid
• 2021-02-27 Listed $185,000 MARIS as Distributed by MLS Grid
• 2017-07-18 Sold (Public Records) $142,000 Public Records
• 2017-07-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-06-08 Pending — MARIS as Distributed by MLS Grid
• 2017-05-30 Contingent — MARIS as Distributed by MLS Grid
• 2017-05-12 Relisted — MARIS as Distributed by MLS Grid
• 2017-05-08 Contingent — MARIS as Distributed by MLS Grid
• 2017-04-24 Listed $142,000 MARIS as Distributed by MLS Grid
• 2005-03-25 Sold (Public Records) $136,000 Public Records

Property tax history

+3.0%/yr

Latest (2022): $2,168 · +0.8% YoY. Source: county tax records.