1041 N Clay Ave Unit E3 · Kirkwood, MO 63122

$169,900

2 bd · 1.5 ba · 857 sqft · Condo public records · 28 Days on market

Built 1970 $198/sqft · 9% above area Est $156k · 9% over $239/mo HOA · 11% 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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +7.5/10.0
• Schools +5.7/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• ARV discount +3.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love this cozy 2 Bed, 1.5 Bath condo in popular Claycrest Condos in lovely Kirkwood. Enter the condo to find a rehabbed unit with newer flooring, newer baths, newer kitchen and appliances. The Dining Room and Kitchen have newer ceramic tile flooring. Kitchen has custom cabinets and countertops with all new stainless steel appliances containing double door refrigerator with freezer slide out, top of the line dishwasher, upgraded gas stove and above microwave. Newer carpeting. Nice Wood burning fireplace in Great Room. Assigned parking. This condo has been done up right and just waiting for you. Ignore Days on market: last contract fell thru due to buyer's lack of financing. Location: Upper Level

Key facts

• $239 HOA
• Built 1970
• Listed 28 days

Property features AI

Finance

• HOA & community: Part of Claywest Condos; Monthly HOA fee of $239; HOA covers insurance, common area and exterior maintenance, sewer, trash, and water

Exterior

• Utilities: Public water; Public sewer; Electric service (Ameren); Electricity connected; Water connected; Sewer connected
• Home design: Residential condominium; Vinyl siding
• Construction: Vinyl siding construction; One story
• Exterior features: Small lot; mostly developed/other lot features

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level living; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.4% in Kirkwood — 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 78/100 on livability (#27 in MO, #2,478 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: cost of living C-, commute F.
• Kirkwood R-VII (suburban): math 57% / reading 68% proficiency, ranked #5 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: F. P. Tillman Elem. (math 55% / reading 72%, grade B, #88 of 1,115 statewide, top 8%, 474 students, 6% FRL); North Kirkwood Middle (math 55% / reading 68%, grade B+, #16 of 391 statewide, top 4%, 653 students, 9% FRL); Kirkwood Sr. High (math 72% / reading 79%, grade A-, #3 of 521 statewide, top 0%, 1,775 students, 11% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 214 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $88k; list at $170k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.25% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 6.6

CMA / ARV

• ARV (median comp): $156,075
• List price: $169,900
• Delta: 8.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $4,242
• Equity at exit: $25,333

10-year hold

• IRR: 15.3%
• Equity multiple: 2.48×
• Total profit: $70,215
• Equity at exit: $14,690

Cash invested: $47,572 (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 63122

• Rents YoY: 6.6%
• Active inventory: 214
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,131 high
• Mortgage (P&I): −$891
• Tax from tax record: −$112 /mo · $1,347/yr
• Insurance: −$71
• HOA: −$239
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $370

Break-even live

Break-even rent $1,662

Max offer price $169,900

Occupancy floor 78%

Sensitivity live

Price	-10% $467	-5% $418	+0% $370	+5% $322	+10% $274
Rent	-10% $202	-5% $286	+0% $370	+5% $455	+10% $539
Rate	-1.0pp $456	-0.5pp $414	base $370	+0.5pp $326	+1.0pp $282

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 N Kirkwood Rd St. Louis, MO	2.0	1.0–2.0	890	$3,751	$4.21	0d	5	1.00mi
1135 Harwood Rd Saint Louis, MO	2.0	1.0	768	$1,490	$1.94	46d	1	1.12mi
447 W Jefferson Ave Kirkwood, MO	1.0	1.0	850	$1,695	$1.99	25d	1	1.15mi
203 Monclay Ct Unit 2E Saint Louis, MO	1.0	1.0	555	$1,125	$2.03	25d	1	1.34mi
141 E Madison Ave Kirkwood, MO	1.0–2.0	1.0–2.0	1017	$2,765	$2.72	0d	11	1.34mi
200 Kirkwood Pl Kirkwood, MO	1.0	1.5	868	$1,850	$2.13	46d	1	1.47mi

HOA detail condo

• Monthly dues: $239 · $2,868/yr
• Likely covers: gasparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-13
   statusdays on market $169,900 Pending 28 DOM
2. 2026-06-09
   days on market $169,900 Active 26 DOM
3. 2026-06-08
   days on market $169,900 Active 25 DOM
4. 2026-06-07
   days on market $169,900 Active 24 DOM
5. 2026-06-03
   days on market $169,900 Active 20 DOM
6. 2026-06-02
   days on market $169,900 Active 19 DOM
7. 2026-06-01
   days on market $169,900 Active 18 DOM
8. 2026-05-31
   days on market $169,900 Active 17 DOM
9. 2026-05-15
   listed $169,900 Active 765-char remark
10. 2026-05-14
    historical $169,900 765-char remark
11. 2016-11-03
    soldstatus $87,900
12. 2016-11-01
    soldstatus Closed 717-char remark

    Show marketing remark (717 chars)

    You will love this cozy 2 Bed, 1.5 Bath condo in popular Claycrest Condos in lovely Kirkwood. Enter the condo to find a rehabbed unit with newer flooring, newer baths, newer kitchen and appliances. The Dining Room and Kitchen have newer ceramic tile flooring. Kitchen has custom cabinets and countertops with all new stainless steel appliances containing double door refrigerator with freezer slide out, top of the line dishwasher, upgraded gas stove and above microwave. Newer carpeting. Nice Wood burning fireplace in Great Room. Assigned parking. This condo has been done up right and just waiting for you. Ignore Days on market: last contract fell thru due to buyer's lack of financing. Location: Upper Level

13. 2016-09-17
    status Pending 717-char remark

    Show marketing remark (717 chars)

    You will love this cozy 2 Bed, 1.5 Bath condo in popular Claycrest Condos in lovely Kirkwood. Enter the condo to find a rehabbed unit with newer flooring, newer baths, newer kitchen and appliances. The Dining Room and Kitchen have newer ceramic tile flooring. Kitchen has custom cabinets and countertops with all new stainless steel appliances containing double door refrigerator with freezer slide out, top of the line dishwasher, upgraded gas stove and above microwave. Newer carpeting. Nice Wood burning fireplace in Great Room. Assigned parking. This condo has been done up right and just waiting for you. Ignore Days on market: last contract fell thru due to buyer's lack of financing. Location: Upper Level

14. 2016-09-10
    price $89,900 717-char remark

    Show marketing remark (717 chars)

    You will love this cozy 2 Bed, 1.5 Bath condo in popular Claycrest Condos in lovely Kirkwood. Enter the condo to find a rehabbed unit with newer flooring, newer baths, newer kitchen and appliances. The Dining Room and Kitchen have newer ceramic tile flooring. Kitchen has custom cabinets and countertops with all new stainless steel appliances containing double door refrigerator with freezer slide out, top of the line dishwasher, upgraded gas stove and above microwave. Newer carpeting. Nice Wood burning fireplace in Great Room. Assigned parking. This condo has been done up right and just waiting for you. Ignore Days on market: last contract fell thru due to buyer's lack of financing. Location: Upper Level

15. 2016-08-12
    status Active 717-char remark

    Show marketing remark (717 chars)

    You will love this cozy 2 Bed, 1.5 Bath condo in popular Claycrest Condos in lovely Kirkwood. Enter the condo to find a rehabbed unit with newer flooring, newer baths, newer kitchen and appliances. The Dining Room and Kitchen have newer ceramic tile flooring. Kitchen has custom cabinets and countertops with all new stainless steel appliances containing double door refrigerator with freezer slide out, top of the line dishwasher, upgraded gas stove and above microwave. Newer carpeting. Nice Wood burning fireplace in Great Room. Assigned parking. This condo has been done up right and just waiting for you. Ignore Days on market: last contract fell thru due to buyer's lack of financing. Location: Upper Level

16. 2016-05-18
    historical Contingent (No Kickout) 717-char remark

    Show marketing remark (717 chars)

    You will love this cozy 2 Bed, 1.5 Bath condo in popular Claycrest Condos in lovely Kirkwood. Enter the condo to find a rehabbed unit with newer flooring, newer baths, newer kitchen and appliances. The Dining Room and Kitchen have newer ceramic tile flooring. Kitchen has custom cabinets and countertops with all new stainless steel appliances containing double door refrigerator with freezer slide out, top of the line dishwasher, upgraded gas stove and above microwave. Newer carpeting. Nice Wood burning fireplace in Great Room. Assigned parking. This condo has been done up right and just waiting for you. Ignore Days on market: last contract fell thru due to buyer's lack of financing. Location: Upper Level

17. 2016-05-05
    price $94,900 717-char remark

    Show marketing remark (717 chars)

    You will love this cozy 2 Bed, 1.5 Bath condo in popular Claycrest Condos in lovely Kirkwood. Enter the condo to find a rehabbed unit with newer flooring, newer baths, newer kitchen and appliances. The Dining Room and Kitchen have newer ceramic tile flooring. Kitchen has custom cabinets and countertops with all new stainless steel appliances containing double door refrigerator with freezer slide out, top of the line dishwasher, upgraded gas stove and above microwave. Newer carpeting. Nice Wood burning fireplace in Great Room. Assigned parking. This condo has been done up right and just waiting for you. Ignore Days on market: last contract fell thru due to buyer's lack of financing. Location: Upper Level

18. 2016-04-04
    listed $100,000 Active 717-char remark

    Show marketing remark (717 chars)

    You will love this cozy 2 Bed, 1.5 Bath condo in popular Claycrest Condos in lovely Kirkwood. Enter the condo to find a rehabbed unit with newer flooring, newer baths, newer kitchen and appliances. The Dining Room and Kitchen have newer ceramic tile flooring. Kitchen has custom cabinets and countertops with all new stainless steel appliances containing double door refrigerator with freezer slide out, top of the line dishwasher, upgraded gas stove and above microwave. Newer carpeting. Nice Wood burning fireplace in Great Room. Assigned parking. This condo has been done up right and just waiting for you. Ignore Days on market: last contract fell thru due to buyer's lack of financing. Location: Upper Level

19. 2015-06-16
    soldstatus $61,000
20. 2015-04-30
    soldstatus Closed

    Show marketing remark (127 chars)

    Location, Location, Location! Wonderful opportunity to live in Kirkwood. 2 bedrooms, 1.5 baths ready for your decorating touch.

21. 2015-04-17
    historical

    Show marketing remark (127 chars)

    Location, Location, Location! Wonderful opportunity to live in Kirkwood. 2 bedrooms, 1.5 baths ready for your decorating touch.

22. 2015-04-03
    historical Option

    Show marketing remark (127 chars)

    Location, Location, Location! Wonderful opportunity to live in Kirkwood. 2 bedrooms, 1.5 baths ready for your decorating touch.

23. 2015-02-04
    price $64,900

    Show marketing remark (127 chars)

    Location, Location, Location! Wonderful opportunity to live in Kirkwood. 2 bedrooms, 1.5 baths ready for your decorating touch.

24. 2015-01-27
    listed $74,900 Active

    Show marketing remark (127 chars)

    Location, Location, Location! Wonderful opportunity to live in Kirkwood. 2 bedrooms, 1.5 baths ready for your decorating touch.

25. 1991-07-08
    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: $1,347 · $112/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$301/yr (+$25/mo · 22.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,570
• − Mortgage interest: −$9,517
• − Property taxes: −$1,347
• − Insurance: −$850
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$2,868
• − Depreciation: −$4,943
• Taxable income: $1,955
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $3,975/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: Kirkwood R-VII
• NCES district ID: 2916770
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $85,581
• Composite: 56.51/100
• National rank: #1153
• State rank: #5 of 324 in MO

Livability — Kirkwood

• Score: 78/100
• State rank: #27
• US rank: #2478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirkwood, MO
• County: Saint Louis County · 888,823 people
• City population: 41,634
• Metro: St. Louis, MO-IL
• Population (ZIP): 41,634
• Household income: $136,385
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 738.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Black 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 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: ▼ -413.98%
• Current HPI: 242.2782
• Rent YoY: ▲ 6.63%
• 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

+126.8% since first listed

18 events — show timeline

• 2026-06-11 Pending — MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $169,900 MARIS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $169,900 MARIS as Distributed by MLS Grid
• 2016-11-03 Sold (Public Records) $87,900 Public Records
• 2016-11-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-09-17 Pending — MARIS as Distributed by MLS Grid
• 2016-09-10 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2016-08-12 Relisted — MARIS as Distributed by MLS Grid
• 2016-05-18 Contingent — MARIS as Distributed by MLS Grid
• 2016-05-05 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2016-04-04 Listed $100,000 MARIS as Distributed by MLS Grid
• 2015-06-16 Sold (Public Records) $61,000 Public Records
• 2015-04-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-04-17 Delisted — MARIS as Distributed by MLS Grid
• 2015-04-03 Contingent — MARIS as Distributed by MLS Grid
• 2015-02-04 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2015-01-27 Listed $74,900 MARIS as Distributed by MLS Grid
• 1991-07-08 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2022): $1,347 · +1.3% YoY. Source: county tax records.