10401 Briarbend Dr #4 · Creve Coeur, MO 63146

$79,900

1 bd · 1.0 ba · 616 sqft · Condo public records · 42 Days on market

Built 1963 $283/mo HOA · 23% of rent

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Why this score? — see what drove the B 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 +24.5/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Cozy and convenient, this charming 1-bedroom, 1-bath condo offers comfortable, low-maintenance living in an exceptionally central location. Inside, you will find a welcoming layout with a comfortable living area, dedicated dining space, and a spacious bedroom with a walk-in closet, making the most of the home’s footprint while creating an inviting place to relax and unwind. This unit is a great fit for anyone looking for simplicity, comfort, and an easy lifestyle without sacrificing access to some of the area’s most desirable destinations. Residents also enjoy access to the association pool, providing a great spot to cool off and enjoy the warmer months. Perfectly positioned nea

Key facts

• $283 HOA
• Community pool
• Built 1963

Property features AI

Finance

• Other: Community pool (fenced, in-ground, outdoor) managed by the association
• HOA & community: Willowbrook Condominiums HOA; Monthly association fee of $283; HOA covers common area maintenance, pool, sewer, snow removal, trash, and water; Community amenities: pool, sidewalks, street lights, public bus access, storm sewer

Exterior

• Parking: On-site parking lot with asphalt surface (unassigned)
• Utilities: Public water; Public sewer; Ameren electric; Natural gas connected
• Home design: Residential condominium; One level; Private ownership
• Construction: Brick and asphalt construction; Asphalt roof
• Exterior features: Rain gutters; Back yard with wood fencing; Cul-de-sac lot; Asphalt road

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: One bedroom (on the main level)
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Forced-air heating (natural gas); Central electric air conditioning
• Interior features: Visitable accessibility features; No basement; No fireplace
• Laundry & utility: Utilities connected: electricity, natural gas, water, sewer, cable, phone

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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+, schools A-; Watch: amenities C-, cost of living F.
• Ladue (suburban): math 64% / reading 70% proficiency, ranked #2 of 324 in MO (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-3.0%/yr); 170 active listings in the ZIP; 3 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 is only 17% of the median local income ($85k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $80k implies a 196% gain — meaningful room to come down on a strong offer.

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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.1%
• Equity multiple: 3.26×
• Total profit: $50,537
• Equity at exit: $71,980

10-year hold

• IRR: 24.1%
• Equity multiple: 7.01×
• Total profit: $134,475
• Equity at exit: $155,228

Cash invested: $22,372 (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: 170
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$33
• HOA: −$283
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $164

Break-even live

Break-even rent $1,026

Max offer price $79,900

Occupancy floor 82%

Sensitivity live

Price	-10% $209	-5% $187	+0% $164	+5% $142	+10% $119
Rent	-10% $67	-5% $115	+0% $164	+5% $213	+10% $262
Rate	-1.0pp $204	-0.5pp $185	base $164	+0.5pp $144	+1.0pp $122

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10352 Forest Brook Ln Unit G Saint Louis, MO	1.0	1.0	600	$1,400	$2.33	44d	1	0.14mi
10304 Oxford Hill Dr St. Louis, MO	1.0–3.0	1.0–2.0	925	$1,089	$1.18	3d	47	0.33mi
10900 Oak Forest Pkwy Dr St. Louis, MO	1.0–2.0	1.0	800	$1,025	$1.28	4d	6	0.88mi

HOA detail condo

• Monthly dues: $283 · $3,396/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-03-20
   listed $79,900 Active
3. 2026-03-17
   historical $79,900
4. 1995-04-26
   soldstatus $27,000

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $902 · $75/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: $14,805
• − Mortgage interest: −$4,476
• − Property taxes: −$902
• − Insurance: −$400
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − HOA: −$3,396
• − Depreciation: −$2,324
• Taxable income: $939
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $1,745/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: Ladue
• NCES district ID: 2917820
• Math proficiency: 64% ▼ -6.00%
• Reading proficiency: 70% ▼ -2.00%
• Median HH income: $109,713
• Composite: 62.57/100
• National rank: #681
• State rank: #2 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

+195.9% since first listed

4 events — show timeline

• 2026-04-30 Pending — MARIS as Distributed by MLS Grid
• 2026-03-20 Listed $79,900 MARIS as Distributed by MLS Grid
• 2026-03-17 Coming Soon $79,900 MARIS as Distributed by MLS Grid
• 1995-04-26 Sold (Public Records) $27,000 Public Records

Property tax history

+6.3%/yr

Latest (2022): $902 · +0.5% YoY. Source: county tax records.