2403 Sandalwood Creek Ct Unit D · Wildwood, MO 63038

$155,000

2 bd · 2.0 ba · 944 sqft · Condo public records · 4 Days on market

Built 1987 $317/mo HOA · 19% 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).

• Cash flow +14.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +5.4/10.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 2 bedroom, 2 bath condo in Wildwood! Nearly every detail has been updated—brand new flooring, all new kitchen cabinets, new countertops, updated appliances, and new two panel doors. Both bathrooms are also updated. The living room features a cozy wood-burning fireplace and opens to a private balcony—perfect for enjoying your morning coffee or winding down at the end of the day. Additional highlights include private storage space and an in unit laundry hook up. Ideally located with easy access to walking trails, cycling paths, and Wildwood Town Center for shopping, dining, and entertainment. This move-in ready condo combines modern finishes with convenience an

Key facts

• $317 HOA
• Community pool
• Built 1987

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Part of Sandalwood Creek Condominiums (147 units); Monthly HOA fee of $317; HOA covers common area maintenance, exterior maintenance, pool maintenance, management, pool and trash; Community amenities include pool and basketball court

Exterior

• Utilities: Public water; Public sewer; Cable available; Electric service listed as other
• Home design: Residential attached condominium; One level
• Construction: Vinyl siding
• Exterior features: Panel and sliding doors; Close to clubhouse; Landscaped lot; In-ground pool (community)

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 bedrooms, both on the main level
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Blinds on windows; Wood-burning fireplace

Location

• Other: Address: 2403 Sandalwood Creek Ct Unit D, Glencoe, MO 63038

Utilities

• Utilities: Public water; Public sewer; Cable available; Electric service listed as other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $19 ($234/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 6.4% vs local median 1.7% in Wildwood — 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 64/100 on livability (#300 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• 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: Green Pines Elem. (math 48% / reading 63%, grade C, #183 of 1,115 statewide, top 16%, 454 students, 9% FRL); Lafayette Sr. High (math 44% / reading 74%, grade C+, #45 of 521 statewide, top 8%, 1,682 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 55 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $155,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.08% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-23,712
• Equity at exit: $23,111

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-18,383
• Equity at exit: $13,402

Cash invested: $43,400 (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 63038

• Home prices YoY: -24.2%
• Active inventory: 55
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$813
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$65
• HOA: −$317
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $19

Break-even live

Break-even rent $1,644

Max offer price $155,000

Occupancy floor 94%

Sensitivity live

Price	-10% $107	-5% $63	+0% $19	+5% $-24	+10% $-68
Rent	-10% $-112	-5% $-46	+0% $19	+5% $85	+10% $151
Rate	-1.0pp $98	-0.5pp $59	base $19	+0.5pp $-21	+1.0pp $-62

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17054 Sandalwood Creek Dr Unit B Glencoe, MO	2.0	2.0	939	$1,650	$1.76	19d	1	0.05mi
2337 Sandalwood Creek Ct Glencoe, MO	2.0	2.0	915	$1,650	$1.80	45d	1	0.11mi
16825 Autumn View Terrace Dr Ellisville, MO	2.0–3.0	1.5–2.5	1223	$2,125	$1.74	18d	16	1.23mi
16342 Centerfield Ct Grover, MO	1.0–3.0	1.0–2.0	1089	$1,762	$1.62	3d	6	1.31mi
16318 Truman Rd Ellisville, MO	2.0	1.0–2.0	1057	$1,662	$1.57	5d	2	1.40mi

HOA detail condo

• Monthly dues: $317 · $3,804/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-04
   status Pending 711-char remark
2. 2026-04-30
   listed $155,000 Active 711-char remark
3. 2026-04-30
   historical $155,000 711-char remark
4. 1989-03-01
   soldstatus $2,000,000

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$256/yr (+$21/mo · 20.5%)

ⓘ 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 4/10 Moderate 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: $20,018
• − Mortgage interest: −$8,682
• − Property taxes: −$1,248
• − Insurance: −$775
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − HOA: −$3,804
• − Depreciation: −$4,509
• Taxable loss: −$2,203
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $762/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 — Wildwood

• Score: 64/100
• State rank: #300
• US rank: #13770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wildwood, MO
• City population: 35,637
• Population (ZIP): 7,132

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 (91%)
• Race & ethnicity: White 91% Asian 4% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 5% Slovak 2% Iranian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 93% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 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: ▼ -67.27%
• Current HPI: 211.0807
• 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

-92.2% since first listed

5 events — show timeline

• 2026-06-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-04 Pending — MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $155,000 MARIS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $155,000 MARIS as Distributed by MLS Grid
• 1989-03-01 Sold (Public Records) $2,000,000 Public Records

Property tax history

+3.7%/yr

Latest (2022): $1,248 · +0.7% YoY. Source: county tax records.