None · Wildwood, MO 63040

$134,900

2 bd · 2.0 ba · 868 sqft · Condo public records · 103 Days on market

Built 1986 $155/sqft · 46% below area Est $251k · 46% under $230/mo HOA · 13% 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 +23.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• DSCR +7.6/10.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom unit at 160 Jubilee Hill Dr offers the perfect blend of comfort and convenience. Enjoy your morning coffee on the private balcony overlooking the lush, mature trees of Victoria Crossing. The open-concept living area is bathed in natural light, making it the ideal spot for entertaining. With the Rockwood School District, a community pool, tennis courts, and walking trails just steps away, it's not just a home, it's a lifestyle!

Key facts

• Community pool
• Private balcony
• Tennis courts

Tags

• PRIVATE BALCONY
• COMMUNITY POOL
• TENNIS COURTS
• WALKING TRAILS
• ROCKWOOD SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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+, schools 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.
• Market conditions: 79 active listings in the ZIP; 5 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $108k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $122,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.29% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 6.5

CMA / ARV

• ARV (median comp): $250,901
• List price: $134,900
• Delta: -46.23%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,551
• Equity at exit: $20,114

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $16,557
• Equity at exit: $11,664

Cash invested: $37,772 (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 63040

• Home prices YoY: -12.7%
• Active inventory: 79
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$707
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$56
• HOA: −$230
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $254

Break-even live

Break-even rent $1,417

Max offer price $134,900

Occupancy floor 80%

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: $33,725
• Closing costs: $4,047
• 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	18d	1	0.86mi
2337 Sandalwood Creek Ct Glencoe, MO	2.0	2.0	915	$1,650	$1.80	44d	1	0.92mi
16342 Centerfield Ct Grover, MO	1.0–3.0	1.0–2.0	1089	$1,762	$1.62	2d	6	1.13mi
16825 Autumn View Terrace Dr Ellisville, MO	2.0–3.0	1.5–2.5	1223	$2,125	$1.74	17d	16	1.28mi
16318 Truman Rd Ellisville, MO	2.0	1.0–2.0	1057	$1,662	$1.57	4d	2	1.36mi

HOA detail condo

• Monthly dues: $230 · $2,760/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-02
   statusdays on market $134,900 Pending 103 DOM
2. 2026-06-01
   days on market $134,900 Active 102 DOM
3. 2026-05-31
   days on market $134,900 Active 101 DOM
4. 2026-05-08
   status Active 454-char remark

   Show marketing remark (454 chars)

   This charming 2-bedroom unit at 160 Jubilee Hill Dr offers the perfect blend of comfort and convenience. Enjoy your morning coffee on the private balcony overlooking the lush, mature trees of Victoria Crossing. The open-concept living area is bathed in natural light, making it the ideal spot for entertaining. With the Rockwood School District, a community pool, tennis courts, and walking trails just steps away, it's not just a home, it's a lifestyle!

5. 2026-03-10
   price $134,900 454-char remark

   Show marketing remark (454 chars)

   This charming 2-bedroom unit at 160 Jubilee Hill Dr offers the perfect blend of comfort and convenience. Enjoy your morning coffee on the private balcony overlooking the lush, mature trees of Victoria Crossing. The open-concept living area is bathed in natural light, making it the ideal spot for entertaining. With the Rockwood School District, a community pool, tennis courts, and walking trails just steps away, it's not just a home, it's a lifestyle!

6. 2026-02-18
   listed $140,000 Active 454-char remark

   Show marketing remark (454 chars)

   This charming 2-bedroom unit at 160 Jubilee Hill Dr offers the perfect blend of comfort and convenience. Enjoy your morning coffee on the private balcony overlooking the lush, mature trees of Victoria Crossing. The open-concept living area is bathed in natural light, making it the ideal spot for entertaining. With the Rockwood School District, a community pool, tennis courts, and walking trails just steps away, it's not just a home, it's a lifestyle!

7. 2006-09-21
   soldstatus $108,000

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $1,509 · $126/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 2/10 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,859
• − Mortgage interest: −$7,556
• − Property taxes: −$1,509
• − Insurance: −$674
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − HOA: −$2,760
• − Depreciation: −$3,924
• Taxable income: $1,097
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $2,783/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): 8,826

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 13% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Romanian 4% Scotch-Irish 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -31.73%
• Current HPI: 218.5648
• 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

+24.9% since first listed

4 events — show timeline

• 2026-05-08 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-10 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2026-02-18 Listed $140,000 MARIS as Distributed by MLS Grid
• 2006-09-21 Sold (Public Records) $108,000 Public Records

Property tax history

+2.3%/yr

Latest (2022): $1,509 · +0.7% YoY. Source: county tax records.