2332 Hidden Meadow Ln · Des Peres, MO 63021

$180,000

3 bd · 2.5 ba · 1,365 sqft · Townhouse public records · 2 Days on market

Built 1978 0.28 ac lot Est $220k · 18% under $415/mo HOA · 18% 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 +20.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +6.7/10.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this charming townhouse offering comfort, style, and a serene setting. The main level features newer hardwood flooring throughout and an inviting open-concept layout. The kitchen showcases natural wood cabinetry, stainless steel appliances, a tile backsplash, and an eat-in dining area perfect for everyday living. A formal dining area is right off of the kitchen for holidays and family gatherings. The cozy family room includes a gas log fireplace and large sliding glass doors that open to a private wood deck overlooking a peaceful, tree-lined backdrop. Upstairs, you’ll find a spacious primary suite with a full bath and walk-in closet, along with two additional bedrooms

Key facts

• Hardwood flooring
• Eat-in dining area
• Formal dining area

Tags

• HARDWOOD FLOORING
• NATURAL WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• TILE BACKSPLASH
• EAT-IN DINING AREA
• FORMAL DINING AREA

Property features AI

Finance

• HOA & community: HOA managed by Sentry Management; Monthly HOA fee of $415; Community amenities: clubhouse, pool, tennis courts, parking; HOA covers clubhouse, grounds maintenance, parking/road maintenance, common area maintenance, pool maintenance, management, sewer, snow removal, trash and water

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; 220 Volts electric service
• Home design: Residential townhouse; Two levels; Entry at main level
• Construction: Brick veneer and frame construction
• Exterior features: Landscaped, level lot with some trees; Community pool

Interior

• Kitchen: Electric cooktop; Electric range; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms located on the upper level
• Bathrooms: 2 full bathrooms on upper level; 1 half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; 220-volt electric service
• Interior features: Gas fireplace in the living room; Concrete basement with daylight/lookout windows, egress window and storage space; 7 total rooms
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.0% vs local median 1.9% in Des Peres — 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 67/100 on livability (#202 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Parkway C-2 (suburban): math 49% / reading 62% proficiency, ranked #18 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Barretts Elem. (math 67% / reading 67%, grade B+, #46 of 1,115 statewide, top 5%, 353 students, 7% FRL); South High (math 42% / reading 68%, grade C, #65 of 521 statewide, top 13%, 1,598 students, 23% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 244 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $84k; list at $180k implies a 116% 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 $180,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $219,765
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2369 Hidden Meadow Ln	0.07mi	3/2.5	1,365 (0%)	2mo	$170,000	$125	95
2425 Hidden Meadow Ln	0.13mi	3/2.5	1,365 (0%)	3mo	$200,000	$147	92
2376 Hiddengarden Ct	0.05mi	3/2.5	1,365 (0%)	8mo	$219,900	$161	91
13338 Hiddendale Ln	0.15mi	2/2.5 (-1)	1,250 (-8%)	3mo	$185,000	$148	72
13391 Hiddendale Ln	0.10mi	3/2.5	1,260 (-8%)	17mo	$199,900	$159	68
13613 Mason Oaks Ln #3	0.39mi	2/3.5 (-1)	1,362 (-0%)	10mo	$260,000	$191	64
13394 Hiddengarden Ct	0.08mi	3/1.5	1,536 (+12%)	10mo	$169,000	$110	64
13617 Mason Oaks Ln	0.39mi	2/2.5 (-1)	1,362 (-0%)	19mo	$260,000	$191	61
629 Highview Circle Dr	0.73mi	3/2.0	1,365 (0%)	23mo	$299,900	$220	45
627 Highview Circle Dr	0.73mi	2/2.0 (-1)	1,542 (+13%)	18mo	$307,000	$199	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-15,358
• Equity at exit: $26,839

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,636
• Equity at exit: $15,563

Cash invested: $50,400 (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 63021

• Rents YoY: 1.9%
• Active inventory: 244
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,342 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$165 /mo · $1,980/yr
• Insurance: −$75
• HOA: −$415
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $252

Break-even live

Break-even rent $2,024

Max offer price $180,000

Occupancy floor 84%

Sensitivity live

Price	-10% $354	-5% $303	+0% $252	+5% $201	+10% $150
Rent	-10% $67	-5% $159	+0% $252	+5% $344	+10% $437
Rate	-1.0pp $342	-0.5pp $297	base $252	+0.5pp $205	+1.0pp $158

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13992 Reflection Dr Manchester, MO	1.0–3.0	1.0–2.0	840	$1,975	$2.35	2d	17	0.60mi
12831 Daylight Dr Saint Louis, MO	2.0–3.0	2.0	1166	$3,657	$3.14	17d	8	1.17mi
240 Hickory Hedge Dr Ballwin, MO	1.0–3.0	1.0–1.5	1063	$1,835	$1.73	2d	11	1.19mi

HOA detail

• Monthly dues: $415 · $4,980/yr
• Likely covers: gas

Listing history 3 events

1. 2026-06-21
   statusdays on market $180,000 Pending 2 DOM
2. 2026-06-17
   remarks 693-char remark
3. 2026-06-17
   listed $180,000 Active 1 DOM

ⓘ 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: $1,980 · $165/mo
• Projected year-2 tax: $1,980 · $165/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,110
• − Mortgage interest: −$10,083
• − Property taxes: −$1,980
• − Insurance: −$900
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − HOA: −$4,980
• − Depreciation: −$5,236
• Taxable income: $434
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $2,916/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: Parkway C-2
• NCES district ID: 2923580
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 62% ▼ -2.00%
• Median HH income: $83,551
• Composite: 50.5/100
• National rank: #1851
• State rank: #18 of 324 in MO

Livability — Des Peres

• Score: 67/100
• State rank: #202
• US rank: #10309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 17,935
• Metro: St. Louis, MO-IL
• Population (ZIP): 55,666
• Household income: $120,177
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 932.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 10% Two or more races 9% Hispanic / Latino 5% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 2%

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: ▼ -209.71%
• Current HPI: 221.4498
• Rent YoY: ▲ 1.94%
• 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

+115.6% since first listed

3 events — show timeline

• 2026-06-17 Listed $180,000 MARIS as Distributed by MLS Grid
• 1998-11-12 Sold (Public Records) $83,500 Public Records
• 1980-12-01 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2022): $1,980 · +0.6% YoY. Source: county tax records.