3129 Roger Williams Dr Unit A · Bridgeton, MO 63044

$89,900

2 bd · 1.0 ba · 951 sqft · Condo public records · 34 Days on market

Built 1969 $95/sqft · 6% below area Est $96k · 6% under $350/mo HOA · 19% 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 +30.0/30.0
• ARV discount +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great new price for ground level condo w/private laundry in unit offers convenient location, reasonable fees, manicured grounds, lots of green space, handsome brick bldg, many quality updates incl thermal windows, HWH 2014, A/C 2010. Renovated kitchen boasting ample white cabinets, granite-look counters, laminate wood flr, large stainless sink, pantry, updated appliances incl smooth-top stove, built-in micro, dishwshr, disposal. Nice & clean, warm classic decor, built-in bookshelves, plush neutral carpet, streams of natural light, move-in ready condition! Extra long vanity w/sitting area in bath, good closet space, superb Complex w/park-like setting, lovely walking areas/private lake. All elec unit/low utility costs. Sr. community, 1 owner must be 52 yrs minimum. Fantastic Bridgeton City amenities, events, programs, day trips plus reimbursement for City utility tax, senior transportation van program. Level entrance to unit/no stairs from living rm entrance. Appliances incl. No Rentals. Location: Ground Level

Key facts

• Tranquil green space
• Quality updates
• Private laundry

Tags

• PRIVATE LAUNDRY
• QUALITY UPDATES
• MANICURED GROUNDS
• TRANQUIL GREEN SPACE
• EFFICIENT KITCHEN
• PLENTY OF CABINET SPACE

Property features AI

Finance

• Other: Living area approximately 951 (from public records)
• HOA & community: Bridgecrest Estates No 2 HOA; Monthly HOA fee ($350) covering grounds maintenance, parking/road maintenance, common area maintenance, exterior maintenance, management, sewer, snow removal, trash, and water; Outside management; Community includes common ground and a lake; Senior community

Exterior

• Parking: Additional unassigned parking spaces in parking lot
• Utilities: Public water; Public sewer; Electricity connected (Single phase, Ameren)
• Home design: Attached condominium; One level; Apartment-building style; Private ownership; Accessible entrance
• Construction: Brick construction
• Exterior features: Adjoins common ground; Common ground and lake access via association; Concrete road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator; Laminate counters; Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric forced-air heating; Electric cooling
• Interior features: Ceiling fan(s); Eat-in kitchen; Laminate counters; Patio
• Laundry & utility: Stacked washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 5.3% in Bridgeton — 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 56/100 on livability (#691 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Pattonville R-III (suburban): math 32% / reading 46% proficiency, ranked #147 of 324 in MO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bridgeway Elem. (math 27% / reading 35%, grade F, #805 of 1,115 statewide, top 72%, 456 students, 42% FRL); Pattonville Sr. High (math 33% / reading 64%, grade D, #147 of 521 statewide, top 29%, 1,893 students, 39% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 30 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $36k; list at $90k implies a 150% gain — meaningful room to come down on a strong offer.

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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1969 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.09% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.31%
• DSCR: 2.17
• GRM: 4.0

CMA / ARV

• ARV (median comp): $95,535
• List price: $89,900
• Delta: -5.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 1.83×
• Total profit: $20,807
• Equity at exit: $13,404

10-year hold

• IRR: 28.6%
• Equity multiple: 3.55×
• Total profit: $64,280
• Equity at exit: $7,773

Cash invested: $25,172 (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 63044

• Active inventory: 30
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$471
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$37
• HOA: −$350
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $552

Break-even live

Break-even rent $1,181

Max offer price $89,900

Occupancy floor 66%

Sensitivity live

Price	-10% $603	-5% $577	+0% $552	+5% $527	+10% $501
Rent	-10% $403	-5% $478	+0% $552	+5% $626	+10% $700
Rate	-1.0pp $597	-0.5pp $575	base $552	+0.5pp $529	+1.0pp $505

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11091 Saxonhall Dr Bridgeton, MO	3.0	1.0	1034	$1,706	$1.65	18d	1	0.27mi
3253 Greenbridge Dr Bridgeton, MO	3.0	1.5	1066	$2,561	$2.40	11d	1	0.32mi
11120 Graben Dr St Ann, MO	1.0–2.0	1.0–1.5	850	$1,250	$1.47	2d	14	0.76mi
11042 Florence Ave Saint Ann, MO	3.0	1.0	864	$1,300	$1.50	13d	1	0.87mi
7 Edgeworth Ave Maryland Heights, MO	3.0	1.5	988	$1,995	$2.02	24d	1	1.01mi
11918 Brookmont Dr Maryland Heights, MO	3.0	1.0	980	$1,800	$1.84	44d	1	1.17mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $89,900 Active 34 DOM
2. 2026-06-17
   days on market $89,900 Active 33 DOM
3. 2026-06-16
   days on market $89,900 Active 32 DOM
4. 2026-06-15
   days on market $89,900 Active 31 DOM
5. 2026-06-13
   days on market $89,900 Active 29 DOM
6. 2026-06-13
   days on market $89,900 Active 28 DOM
7. 2026-06-09
   days on market $89,900 Active 25 DOM
8. 2026-06-08
   days on market $89,900 Active 24 DOM
9. 2026-06-07
   days on market $89,900 Active 23 DOM
10. 2026-06-03
    days on market $89,900 Active 19 DOM
11. 2026-06-02
    days on market $89,900 Active 18 DOM
12. 2026-06-01
    days on market $89,900 Active 17 DOM
13. 2026-05-31
    days on market $89,900 Active 16 DOM
14. 2026-05-15
    listed $89,900 Active 975-char remark
15. 2017-02-06
    soldstatus Closed 1027-char remark

    Show marketing remark (1027 chars)

    Great new price for ground level condo w/private laundry in unit offers convenient location, reasonable fees, manicured grounds, lots of green space, handsome brick bldg, many quality updates incl thermal windows, HWH 2014, A/C 2010. Renovated kitchen boasting ample white cabinets, granite-look counters, laminate wood flr, large stainless sink, pantry, updated appliances incl smooth-top stove, built-in micro, dishwshr, disposal. Nice & clean, warm classic decor, built-in bookshelves, plush neutral carpet, streams of natural light, move-in ready condition! Extra long vanity w/sitting area in bath, good closet space, superb Complex w/park-like setting, lovely walking areas/private lake. All elec unit/low utility costs. Sr. community, 1 owner must be 52 yrs minimum. Fantastic Bridgeton City amenities, events, programs, day trips plus reimbursement for City utility tax, senior transportation van program. Level entrance to unit/no stairs from living rm entrance. Appliances incl. No Rentals. Location: Ground Level

16. 2017-02-03
    status Pending 1027-char remark

    Show marketing remark (1027 chars)

    Great new price for ground level condo w/private laundry in unit offers convenient location, reasonable fees, manicured grounds, lots of green space, handsome brick bldg, many quality updates incl thermal windows, HWH 2014, A/C 2010. Renovated kitchen boasting ample white cabinets, granite-look counters, laminate wood flr, large stainless sink, pantry, updated appliances incl smooth-top stove, built-in micro, dishwshr, disposal. Nice & clean, warm classic decor, built-in bookshelves, plush neutral carpet, streams of natural light, move-in ready condition! Extra long vanity w/sitting area in bath, good closet space, superb Complex w/park-like setting, lovely walking areas/private lake. All elec unit/low utility costs. Sr. community, 1 owner must be 52 yrs minimum. Fantastic Bridgeton City amenities, events, programs, day trips plus reimbursement for City utility tax, senior transportation van program. Level entrance to unit/no stairs from living rm entrance. Appliances incl. No Rentals. Location: Ground Level

17. 2017-01-18
    historical Option 1027-char remark

    Show marketing remark (1027 chars)

    Great new price for ground level condo w/private laundry in unit offers convenient location, reasonable fees, manicured grounds, lots of green space, handsome brick bldg, many quality updates incl thermal windows, HWH 2014, A/C 2010. Renovated kitchen boasting ample white cabinets, granite-look counters, laminate wood flr, large stainless sink, pantry, updated appliances incl smooth-top stove, built-in micro, dishwshr, disposal. Nice & clean, warm classic decor, built-in bookshelves, plush neutral carpet, streams of natural light, move-in ready condition! Extra long vanity w/sitting area in bath, good closet space, superb Complex w/park-like setting, lovely walking areas/private lake. All elec unit/low utility costs. Sr. community, 1 owner must be 52 yrs minimum. Fantastic Bridgeton City amenities, events, programs, day trips plus reimbursement for City utility tax, senior transportation van program. Level entrance to unit/no stairs from living rm entrance. Appliances incl. No Rentals. Location: Ground Level

18. 2016-11-21
    price $30,000 1027-char remark

    Show marketing remark (1027 chars)

    Great new price for ground level condo w/private laundry in unit offers convenient location, reasonable fees, manicured grounds, lots of green space, handsome brick bldg, many quality updates incl thermal windows, HWH 2014, A/C 2010. Renovated kitchen boasting ample white cabinets, granite-look counters, laminate wood flr, large stainless sink, pantry, updated appliances incl smooth-top stove, built-in micro, dishwshr, disposal. Nice & clean, warm classic decor, built-in bookshelves, plush neutral carpet, streams of natural light, move-in ready condition! Extra long vanity w/sitting area in bath, good closet space, superb Complex w/park-like setting, lovely walking areas/private lake. All elec unit/low utility costs. Sr. community, 1 owner must be 52 yrs minimum. Fantastic Bridgeton City amenities, events, programs, day trips plus reimbursement for City utility tax, senior transportation van program. Level entrance to unit/no stairs from living rm entrance. Appliances incl. No Rentals. Location: Ground Level

19. 2016-10-26
    listed $33,000 Active 1027-char remark

    Show marketing remark (1027 chars)

    Great new price for ground level condo w/private laundry in unit offers convenient location, reasonable fees, manicured grounds, lots of green space, handsome brick bldg, many quality updates incl thermal windows, HWH 2014, A/C 2010. Renovated kitchen boasting ample white cabinets, granite-look counters, laminate wood flr, large stainless sink, pantry, updated appliances incl smooth-top stove, built-in micro, dishwshr, disposal. Nice & clean, warm classic decor, built-in bookshelves, plush neutral carpet, streams of natural light, move-in ready condition! Extra long vanity w/sitting area in bath, good closet space, superb Complex w/park-like setting, lovely walking areas/private lake. All elec unit/low utility costs. Sr. community, 1 owner must be 52 yrs minimum. Fantastic Bridgeton City amenities, events, programs, day trips plus reimbursement for City utility tax, senior transportation van program. Level entrance to unit/no stairs from living rm entrance. Appliances incl. No Rentals. Location: Ground Level

20. 2013-07-02
    soldstatus $36,000
21. 2006-06-29
    soldstatus $68,000
22. 2002-09-10
    soldstatus $54,900
23. 1985-09-01
    soldstatus
24. 1984-05-01
    soldstatus

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $887 · $74/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,554
• − Mortgage interest: −$5,036
• − Property taxes: −$887
• − Insurance: −$450
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − HOA: −$4,200
• − Depreciation: −$2,615
• Taxable income: $5,758
• Est. tax owed @ 24.0%: −$1,382
• After-tax cash flow: $5,242/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: Pattonville R-III
• NCES district ID: 2923700
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $50,786
• Composite: 33.69/100
• National rank: #5383
• State rank: #147 of 324 in MO

Livability — Bridgeton

• Score: 56/100
• State rank: #691
• US rank: #22610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeton, MO
• City population: 10,510
• Population (ZIP): 10,510

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 0.55)
• Race & ethnicity: White 63% Black 19% Hispanic / Latino 11% Two or more races 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 4% Lithuanian 3% Slovak 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 1% Chinese 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: ▼ -254.60%
• Current HPI: 207.5311
• Rent YoY: —
• Metro: —
• 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

+63.8% since first listed

11 events — show timeline

• 2026-05-15 Listed $89,900 MARIS as Distributed by MLS Grid
• 2017-02-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-02-03 Pending — MARIS as Distributed by MLS Grid
• 2017-01-18 Contingent — MARIS as Distributed by MLS Grid
• 2016-11-21 Price Changed $30,000 MARIS as Distributed by MLS Grid
• 2016-10-26 Listed $33,000 MARIS as Distributed by MLS Grid
• 2013-07-02 Sold (Public Records) $36,000 Public Records
• 2006-06-29 Sold (Public Records) $68,000 Public Records
• 2002-09-10 Sold (Public Records) $54,900 Public Records
• 1985-09-01 Sold (Public Records) — Public Records
• 1984-05-01 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2022): $887 · +1.3% YoY. Source: county tax records.