10367 Oxford Hill Dr #26 · Creve Coeur, MO 63146

$130,500

3 bd · 2.0 ba · 1,718 sqft · Condo public records · 395 Days on market

Built 1973 $639/mo HOA · 34% of rent

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Why this score? — see what drove the C- 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 +11.0/30.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Back on Market, No Fault of Seller. Searching for a spacious condo in the Creve Coeur area under $150K? This 2-bed, 2 bath condo delivers 1,718 sqft, top-floor privacy, and a rare end-unit location in the Manors at Oxford Hills, offering the space and convenience buyers want in a central St Louis location. Welcome to 10367 Oxford Hill Dr #26, the largest floorplan by square footage in the complex. With crown molding, a cozy fireplace, and a private balcony, along with an eat-in kitchen a large pantry and spacious laundry room with washer and dryer included. Enjoy newer carpet throughout and exceptional storage with abundant closet space. The top-floor, end-unit position provides added priva

Key facts

• $639 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-55 ($-659/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $115k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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+, commute A-; Watch: amenities C-, cost of living 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: Willow Brook Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 470 students, 40% 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: Rents soft (-3.0%/yr); 170 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).

Forward outlook

• In year one you build about $14k of equity ($902 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 0.0% rent growth), your $37k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 395 days — a 12% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $114,840 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 395 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.44% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 5.8

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: 21.5%
• Equity multiple: 2.71×
• Total profit: $62,486
• Equity at exit: $117,565

10-year hold

• IRR: 18.3%
• Equity multiple: 5.86×
• Total profit: $177,734
• Equity at exit: $253,533

Cash invested: $36,540 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$684
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$639
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-55

Break-even live

Break-even rent $1,949

Max offer price $120,796

Occupancy floor 98%

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: $32,625
• Closing costs: $3,915
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10304 Oxford Hill Dr St. Louis, MO	1.0–3.0	1.0–2.0	925	$1,889	$2.04	2d	47	0.14mi
10368 Forest Brook Ln Unit F Saint Louis, MO	2.0	2.0	1053	$1,350	$1.28	43d	1	0.24mi
10364 Forest Brook Ln Saint Louis, MO	2.0	2.0	1053	$1,400	$1.33	43d	1	0.26mi
57 Willow Brook Dr Saint Louis, MO	4.0	3.0	2080	$2,500	$1.20	10d	1	0.31mi
10461 Willowdale Dr Saint Louis, MO	3.0	1.5	1476	$1,875	$1.27	23d	1	0.42mi
11151 Glacier Dr Saint Louis, MO	3.0	2.0	2120	$2,300	$1.08	10d	1	0.55mi
18 Queensbrook Pl Saint Louis, MO	3.0	2.0	1675	$3,500	$2.09	1d	1	1.02mi
1836 Morven Ave Saint Louis, MO	2.0	1.5	1496	$1,670	$1.12	14d	1	1.25mi
11164 De Malle Dr Saint Louis, MO	3.0	2.5	1146	$2,475	$2.16	11d	1	1.28mi

HOA detail condo

• Monthly dues: $639 · $7,668/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $130,500 Active 395 DOM
2. 2026-06-17
   days on market $130,500 Active 394 DOM
3. 2026-06-16
   days on market $130,500 Active 393 DOM
4. 2026-06-15
   days on market $130,500 Active 392 DOM
5. 2026-06-13
   days on market $130,500 Active 390 DOM
6. 2026-06-13
   days on market $130,500 Active 389 DOM
7. 2026-06-09
   days on market $130,500 Active 386 DOM
8. 2026-06-08
   days on market $130,500 Active 385 DOM
9. 2026-06-07
   days on market $130,500 Active 384 DOM
10. 2026-06-03
    days on market $130,500 Active 380 DOM
11. 2026-06-02
    days on market $130,500 Active 379 DOM
12. 2026-06-01
    days on market $130,500 Active 378 DOM
13. 2026-05-31
    days on market $130,500 Active 377 DOM
14. 2026-03-27
    status Pending
15. 2026-03-20
    price $130,500
16. 2025-07-23
    price $135,000
17. 2025-06-24
    price $145,000
18. 2025-03-21
    listed $150,000 Active
19. 2025-03-21
    historical $150,000
20. 2000-07-24
    soldstatus $121,500
21. 1991-03-07
    soldstatus $72,650
22. 1989-11-01
    soldstatus
23. 1989-11-01
    soldstatus
24. 1984-04-01
    soldstatus $73,600

ⓘ 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: $1,948 · $162/mo
• Projected year-2 tax: $1,948 · $162/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: $22,560
• − Mortgage interest: −$7,310
• − Property taxes: −$1,948
• − Insurance: −$652
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − HOA: −$7,668
• − Depreciation: −$3,796
• Taxable loss: −$2,425
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $-77/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 — 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

+77.3% since first listed

11 events — show timeline

• 2026-03-27 Pending — MARIS as Distributed by MLS Grid
• 2026-03-20 Price Changed $130,500 MARIS as Distributed by MLS Grid
• 2025-07-23 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2025-06-24 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2025-03-21 Listed $150,000 MARIS as Distributed by MLS Grid
• 2025-03-21 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2000-07-24 Sold (Public Records) $121,500 Public Records
• 1991-03-07 Sold (Public Records) $72,650 Public Records
• 1989-11-01 Sold (Public Records) — Public Records
• 1989-11-01 Sold (Public Records) — Public Records
• 1984-04-01 Sold (Public Records) $73,600 Public Records

Property tax history

+3.6%/yr

Latest (2022): $1,948 · +0.5% YoY. Source: county tax records.