210 N 17th St #1110 · St. Louis, MO 63103

$39,900

1 bd · 1.0 ba · 427 sqft · Condo public records · 108 Days on market

Built 1959 $93/sqft · 14% below area Est $46k · 14% under $379/mo HOA · 37% of rent ↓ 11% since listing

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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 +30.0/30.0
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• Rent growth +4.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Experience vibrant downtown St. Louis living in this stylish studio condominium located in the sought-after Blu CitySpaces building, with a convenient location and easy access to traffic, highway, and parks. Perfectly positioned in the heart of the city, this contemporary residence offers a seamless blend of comfort, convenience, and breathtaking skyline views. The open-concept layout is designed for modern urban living, featuring premium luxury vinyl plank flooring and a spacious living area that flows effortlessly onto a private balcony with stunning panoramic views of downtown St. Louis and the iconic Gateway Arch. The sleek kitchen features a granite countertop, stainless steel appliances, and a breakfast bar, ideal for everyday living and entertaining. Recent updates, including a convection microwave oven and wet cabinet, add modern functionality and style. A custom walk-in closet with floor-to-ceiling shelving provides exceptional storage, while the full bathroom is conveniently located to complement the efficient layout. Residents of Blu CitySpaces enjoy an impressive collection of resort-style amenities, including a fitness center, community laundry facilities, and an outdoor patio with grills perfect for relaxing or entertaining. The building also features an expansive game room and lounge with a pool table and a wet bar, creating a welcoming space for social gatherings. Additional conveniences include a secure bike room and a private single-car parking space accessible from the rear parking lot. Whether you are seeking a stylish downtown residence, student housing, or a convenient city retreat, this home offers an exceptional opportunity to enjoy the energy and lifestyle of downtown St. Louis. Property is offered AS-IS, WHERE-IS. Seller will not make repairs resulting from building, occupancy, or environmental inspections. Special Sale's Contract only. Welcome home!

Key facts

• Private balcony
• Panoramic views
• Breakfast bar

Tags

• STYLISH STUDIO CONDOMINIUM
• PRIVATE BALCONY
• PANORAMIC VIEWS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• CUSTOM WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $40k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.0% in St. Louis — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Louis City (urban): math 10% / reading 18% proficiency, ranked #312 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+9.2%/yr); 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• In year one you build about $541 of equity ($276 loan paydown + $265 appreciation (0.7% local appreciation)).
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.7% appreciation + 8.0% rent growth), your $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.57% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 3.2

CMA / ARV

• ARV (median comp): $46,162
• List price: $39,900
• Delta: -13.57%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

0.66% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.39×
• Total profit: $15,552
• Equity at exit: $12,929

10-year hold

• IRR: 33.5%
• Equity multiple: 6.24×
• Total profit: $58,492
• Equity at exit: $16,658

Cash invested: $11,172 (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 63103

• Home prices YoY: 0.6%
• Rents YoY: 9.2%
• Active inventory: 70
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$379
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $154

Break-even live

Break-even rent $829

Max offer price $39,900

Occupancy floor 80%

Sensitivity live

Price	-10% $181	-5% $168	+0% $154	+5% $140	+10% $126
Rent	-10% $73	-5% $113	+0% $154	+5% $194	+10% $235
Rate	-1.0pp $174	-0.5pp $164	base $154	+0.5pp $144	+1.0pp $133

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Washington Ave St. Louis, MO	2.0	1.0–2.0	637	$1,034	$1.62	44d	1	0.42mi

HOA detail condo

• Monthly dues: $379 · $4,548/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $39,900 Active 108 DOM
2. 2026-06-18
   days on market $39,900 Active 105 DOM
3. 2026-06-17
   days on market $39,900 Active 104 DOM
4. 2026-06-16
   days on market $39,900 Active 103 DOM
5. 2026-06-15
   days on market $39,900 Active 102 DOM
6. 2026-06-13
   days on market $39,900 Active 100 DOM
7. 2026-06-09
   days on market $39,900 Active 96 DOM
8. 2026-06-08
   days on market $39,900 Active 95 DOM
9. 2026-06-08
   days on market $39,900 Active 94 DOM
10. 2026-06-05
    days on market $39,900 Active 91 DOM
11. 2026-06-03
    days on market $39,900 Active 90 DOM
12. 2026-06-02
    days on market $39,900 Active 89 DOM
13. 2026-06-01
    days on market $39,900 Active 88 DOM
14. 2026-05-31
    days on market $39,900 Active 87 DOM
15. 2026-04-18
    price $39,900 1908-char remark

    Show marketing remark (1908 chars)

    Experience vibrant downtown St. Louis living in this stylish studio condominium located in the sought-after Blu CitySpaces building, with a convenient location and easy access to traffic, highway, and parks. Perfectly positioned in the heart of the city, this contemporary residence offers a seamless blend of comfort, convenience, and breathtaking skyline views. The open-concept layout is designed for modern urban living, featuring premium luxury vinyl plank flooring and a spacious living area that flows effortlessly onto a private balcony with stunning panoramic views of downtown St. Louis and the iconic Gateway Arch. The sleek kitchen features a granite countertop, stainless steel appliances, and a breakfast bar, ideal for everyday living and entertaining. Recent updates, including a convection microwave oven and wet cabinet, add modern functionality and style. A custom walk-in closet with floor-to-ceiling shelving provides exceptional storage, while the full bathroom is conveniently located to complement the efficient layout. Residents of Blu CitySpaces enjoy an impressive collection of resort-style amenities, including a fitness center, community laundry facilities, and an outdoor patio with grills perfect for relaxing or entertaining. The building also features an expansive game room and lounge with a pool table and a wet bar, creating a welcoming space for social gatherings. Additional conveniences include a secure bike room and a private single-car parking space accessible from the rear parking lot. Whether you are seeking a stylish downtown residence, student housing, or a convenient city retreat, this home offers an exceptional opportunity to enjoy the energy and lifestyle of downtown St. Louis. Property is offered AS-IS, WHERE-IS. Seller will not make repairs resulting from building, occupancy, or environmental inspections. Special Sale's Contract only. Welcome home!

16. 2026-03-05
    listed $44,900 Active 1908-char remark

    Show marketing remark (1908 chars)

    Experience vibrant downtown St. Louis living in this stylish studio condominium located in the sought-after Blu CitySpaces building, with a convenient location and easy access to traffic, highway, and parks. Perfectly positioned in the heart of the city, this contemporary residence offers a seamless blend of comfort, convenience, and breathtaking skyline views. The open-concept layout is designed for modern urban living, featuring premium luxury vinyl plank flooring and a spacious living area that flows effortlessly onto a private balcony with stunning panoramic views of downtown St. Louis and the iconic Gateway Arch. The sleek kitchen features a granite countertop, stainless steel appliances, and a breakfast bar, ideal for everyday living and entertaining. Recent updates, including a convection microwave oven and wet cabinet, add modern functionality and style. A custom walk-in closet with floor-to-ceiling shelving provides exceptional storage, while the full bathroom is conveniently located to complement the efficient layout. Residents of Blu CitySpaces enjoy an impressive collection of resort-style amenities, including a fitness center, community laundry facilities, and an outdoor patio with grills perfect for relaxing or entertaining. The building also features an expansive game room and lounge with a pool table and a wet bar, creating a welcoming space for social gatherings. Additional conveniences include a secure bike room and a private single-car parking space accessible from the rear parking lot. Whether you are seeking a stylish downtown residence, student housing, or a convenient city retreat, this home offers an exceptional opportunity to enjoy the energy and lifestyle of downtown St. Louis. Property is offered AS-IS, WHERE-IS. Seller will not make repairs resulting from building, occupancy, or environmental inspections. Special Sale's Contract only. Welcome home!

17. 2024-10-22
    listed $50,000 Active
18. 2024-08-21
    historical
19. 2024-06-23
    price $57,000
20. 2024-02-24
    listed $60,000 Active
21. 2016-02-11
    soldstatus $39,000
22. 2016-02-08
    soldstatus Closed
23. 2016-02-04
    historical
24. 2016-02-01
    status Active
25. 2016-02-01
    historical
26. 2015-11-17
    historical Contingent (No Kickout)
27. 2015-07-22
    price $39,500
28. 2015-05-22
    listed $42,000 Active
29. 2015-03-31
    historical
30. 2015-01-27
    listed $45,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 20 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: $12,282
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$983
• − Management: −$983
• − HOA: −$4,548
• − Depreciation: −$1,161
• Taxable income: $1,576
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $1,468/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: St. Louis City
• NCES district ID: 2929280
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $35,685
• Composite: 11.54/100
• National rank: #9699
• State rank: #312 of 324 in MO

Livability — St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Louis, MO
• County: Saint Louis City · 254,015 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 8,778
• Household income: $40,943
• Rent vs Own: 82.5% rent · 17.5% own
• Severe rent burden: 960.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 315,737 people
• By 2030: 313,865 · -0.6%
• By 2040: 305,439 · -3.3%
• By 2050: 296,529 · -6.1%
• By 2075: 271,028 · -14.2%
• By 2100: 255,359 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 43% Black 40% Asian 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 3% Arabic 1%

Political lean MEDSL · St. Louis

• 2024 margin: Solid D (+64.7) · D 81.4% · R 16.7% · Other 2.0%
• 2008→2024 swing: -3.5pp toward R · 2008: 68.2pp · 2024: 64.7pp
• All cycles: 2024: D+64.7 2020: D+66.2 2016: D+63.7 2012: D+66.6 2008: D+68.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.66%
• Current HPI: 116.4477
• Rent YoY: ▲ 9.20%
• 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

-11.3% since first listed

16 events — show timeline

• 2026-04-18 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2026-03-05 Listed $44,900 MARIS as Distributed by MLS Grid
• 2024-10-22 Listed $50,000 MARIS as Distributed by MLS Grid
• 2024-08-21 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-23 Price Changed $57,000 MARIS as Distributed by MLS Grid
• 2024-02-24 Listed $60,000 MARIS as Distributed by MLS Grid
• 2016-02-11 Sold (Public Records) $39,000 Public Records
• 2016-02-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-02-04 Delisted — MARIS as Distributed by MLS Grid
• 2016-02-01 Relisted — MARIS as Distributed by MLS Grid
• 2016-02-01 Delisted — MARIS as Distributed by MLS Grid
• 2015-11-17 Contingent — MARIS as Distributed by MLS Grid
• 2015-07-22 Price Changed $39,500 MARIS as Distributed by MLS Grid
• 2015-05-22 Listed $42,000 MARIS as Distributed by MLS Grid
• 2015-03-31 Delisted — MARIS as Distributed by MLS Grid
• 2015-01-27 Listed $45,000 MARIS as Distributed by MLS Grid