8854 Flamingo Ct · Brentwood, MO 63144

$185,000

2 bd · 1.0 ba · 864 sqft · Townhouse public records · 57 Days on market

Built 1950 2,827 sqft lot $214/sqft · 11% below area Est $207k · 11% under $363/mo HOA · 21% 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).

• ARV discount +12.3/15.0
• Cash flow +7.4/30.0
• Schools +5.8/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to 8854 Flamingo Court – Sophisticated Living in the Heart of Brentwood Forest - This impeccably updated townhome offers a rare fusion of timeless charm and modern convenience. Step into a light-filled living room where rich crown molding & newer flooring create a warm, sophisticated ambiance. The adjoining dining room is framed by oversized sliding glass doors, opening to a private deck. The heart of the home is the designer kitchen, featuring gleaming quartz countertops, classic subway tile backsplash, custom cabinetry, & premium stainless steel appliances. Upstairs, the spacious primary suite offers double closets and peaceful repose, while the 2nd bedroom makes an ideal guest room or home office. A stylishly renovated full bath features a sleek new vanity and updated flooring, complemented by a convenient hallway laundry closet with washer and dryer included. Enjoy resort-style amenities: pools, tennis courts, scenic walking trails, & clubhouse, surrounded by beautifully landscaped grounds. The interior unit provides effortless access to the best of St. Louis. Walk to Whole Foods, First Watch, and easy access to Trader Joe’s, Target, & the Galleria. Ample parking and meticulously maintained surroundings complete the picture of upscale suburban living. Whether you're seeking a stylish retreat or a sophisticated place to call home, welcome to the perfect blend of comfort, design, & location.

Key facts

• $363 HOA
• Pool
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (7.3% below list).
• Recommended offer: $143k (22.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 84/100 on livability (#6 in MO, #689 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, housing A+; Watch: crime C-.
• Brentwood (suburban): math 65% / reading 66% proficiency, ranked #4 of 324 in MO (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.5%/yr); 128 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $143,182 (22.6% 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 57 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 9.0

CMA / ARV

• ARV (median comp): $207,079
• List price: $185,000
• Delta: -10.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8825 Wrenwood Ln	0.23mi	2/1.0	864 (0%)	1mo	$164,900	$191	89
1418 Bluebird Ter	0.05mi	2/1.0	918 (+6%)	2mo	$160,000	$174	86
1406 Peacock Ln	0.23mi	2/1.0	850 (-2%)	1mo	$169,900	$200	86
1530 Swallow Dr	0.33mi	2/1.0	864 (0%)	1mo	$169,900	$197	84
9192 Wrenwood Ln	0.35mi	2/1.0	864 (0%)	1mo	$138,000	$160	83
1432 Thrush Pl	0.02mi	2/1.0	950 (+10%)	1mo	$155,000	$163	82
1511 Oriole Ln	0.16mi	2/1.0	943 (+9%)	1mo	$135,000	$143	76
1773 High School Dr	0.30mi	2/1.0	913 (+6%)	1mo	$165,000	$181	76
1457 Oriole Pl	0.18mi	2/1.0	943 (+9%)	2mo	$204,900	$217	75
1436 Peacock Ln	0.23mi	2/1.0	943 (+9%)	1mo	$155,000	$164	74
9174 Robin Ct	0.27mi	2/1.0	967 (+12%)	0mo	$149,900	$155	67
9155 N Swan Cir	0.33mi	2/1.0	988 (+14%)	0mo	$175,000	$177	60

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 · 1.49% rent growth · sell at horizon

5-year hold

• IRR: -27.7%
• Equity multiple: 0.08×
• Total profit: $-47,404
• Equity at exit: $27,584

10-year hold

• IRR: -34.5%
• Equity multiple: -0.35×
• Total profit: $-70,027
• Equity at exit: $15,995

Cash invested: $51,800 (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 63144

• Rents YoY: 1.5%
• Active inventory: 128
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$970
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$77
• HOA: −$363
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-237

Break-even live

Break-even rent $2,015

Max offer price $143,182

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	44d	1	0.09mi
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	11d	1	0.14mi
1607 Redbird Cv Saint Louis, MO	2.0	1.0	946	$2,038	$2.15	2d	1	0.23mi
9071 Wrenwood Ln Saint Louis, MO	2.0	1.0	1060	$1,650	$1.56	44d	1	0.24mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	44d	1	0.25mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,105	$1.81	2d	19	0.35mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	44d	1	0.35mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	44d	1	0.87mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	8d	1	0.94mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	44d	1	0.96mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	8d	1	1.03mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,249	$1.60	2d	4	1.13mi
7570 Oxford Dr Apt 2S Clayton, MO	2.0	1.0	1100	$2,600	$2.36	2d	1	1.18mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	2d	1	1.23mi
7553 Buckingham Dr Clayton, MO	2.0	1.0	900	$1,695	$1.88	44d	1	1.27mi
7530 Buckingham Dr Saint Louis, MO	1.0	1.0	800	$900	$1.12	44d	1	1.28mi
7537 Buckingham Dr Saint Louis, MO	2.0	1.0	1000	$1,850	$1.85	8d	1	1.29mi
7720 Gissler Ave Unit 1E Richmond Heights, MO	1.0	1.0	900	$925	$1.03	44d	1	1.30mi
7784 W Bruno Ave Saint Louis, MO	2.0	1.0	900	$950	$1.06	44d	1	1.32mi
7555 Byron Pl Unit 55-1N Clayton, MO	3.0	1.0	1100	$1,900	$1.73	24d	1	1.33mi
7828 Laclede Forest Dr Maplewood, MO	1.0–2.0	1.0	725	$1,345	$1.86	3d	2	1.34mi
7551 Byron Pl Unit 51-1S Clayton, MO	2.0	1.0	900	$1,400	$1.56	24d	1	1.34mi
7551 Byron Pl Unit 51-2S Clayton, MO	2.0	1.0	900	$1,500	$1.67	44d	1	1.34mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	2d	12	1.37mi
1421 Claytonia Ter Unit 1F Richmond Heights, MO	2.0	1.0	855	$1,125	$1.32	11d	1	1.43mi
1034 N Rock Hill Rd Saint Louis, MO	2.0	1.0	696	$1,650	$2.37	44d	1	1.48mi

HOA detail

• Monthly dues: $363 · $4,356/yr
• Likely covers: landscapingpool

Listing history 36 events

1. 2026-06-18
   days on market $185,000 Active 57 DOM
2. 2026-06-17
   days on market $185,000 Active 56 DOM
3. 2026-06-16
   days on market $185,000 Active 55 DOM
4. 2026-06-15
   days on market $185,000 Active 54 DOM
5. 2026-06-13
   days on market $185,000 Active 52 DOM
6. 2026-06-13
   days on market $185,000 Active 51 DOM
7. 2026-06-09
   days on market $185,000 Active 48 DOM
8. 2026-06-08
   days on market $185,000 Active 47 DOM
9. 2026-06-07
   days on market $185,000 Active 46 DOM
10. 2026-06-03
    days on market $185,000 Active 42 DOM
11. 2026-06-02
    days on market $185,000 Active 41 DOM
12. 2026-06-01
    days on market $185,000 Active 40 DOM
13. 2026-05-31
    days on market $185,000 Active 39 DOM
14. 2026-04-23
    listed $189,900 Active 1466-char remark

    Show marketing remark (1466 chars)

    Welcome Home to 8854 Flamingo Court – Sophisticated Living in the Heart of Brentwood Forest - This impeccably updated townhome offers a rare fusion of timeless charm and modern convenience. Step into a light-filled living room where rich crown molding & newer flooring create a warm, sophisticated ambiance. The adjoining dining room is framed by oversized sliding glass doors, opening to a private deck. The heart of the home is the designer kitchen, featuring gleaming quartz countertops, classic subway tile backsplash, custom cabinetry, & premium stainless steel appliances. Upstairs, the spacious primary suite offers double closets and peaceful repose, while the 2nd bedroom makes an ideal guest room or home office. A stylishly renovated full bath features a sleek new vanity and updated flooring, complemented by a convenient hallway laundry closet with washer and dryer included. Enjoy resort-style amenities: pools, tennis courts, scenic walking trails, & clubhouse, surrounded by beautifully landscaped grounds. The interior unit provides effortless access to the best of St. Louis. Walk to Whole Foods, First Watch, and easy access to Trader Joe’s, Target, & the Galleria. Ample parking and meticulously maintained surroundings complete the picture of upscale suburban living. Whether you're seeking a stylish retreat or a sophisticated place to call home, welcome to the perfect blend of comfort, design, & location.

15. 2026-04-23
    historical $189,900 1466-char remark

    Show marketing remark (1466 chars)

    Welcome Home to 8854 Flamingo Court – Sophisticated Living in the Heart of Brentwood Forest - This impeccably updated townhome offers a rare fusion of timeless charm and modern convenience. Step into a light-filled living room where rich crown molding & newer flooring create a warm, sophisticated ambiance. The adjoining dining room is framed by oversized sliding glass doors, opening to a private deck. The heart of the home is the designer kitchen, featuring gleaming quartz countertops, classic subway tile backsplash, custom cabinetry, & premium stainless steel appliances. Upstairs, the spacious primary suite offers double closets and peaceful repose, while the 2nd bedroom makes an ideal guest room or home office. A stylishly renovated full bath features a sleek new vanity and updated flooring, complemented by a convenient hallway laundry closet with washer and dryer included. Enjoy resort-style amenities: pools, tennis courts, scenic walking trails, & clubhouse, surrounded by beautifully landscaped grounds. The interior unit provides effortless access to the best of St. Louis. Walk to Whole Foods, First Watch, and easy access to Trader Joe’s, Target, & the Galleria. Ample parking and meticulously maintained surroundings complete the picture of upscale suburban living. Whether you're seeking a stylish retreat or a sophisticated place to call home, welcome to the perfect blend of comfort, design, & location.

16. 2025-06-08
    listed $185,000 Active
17. 2025-04-08
    price $184,900
18. 2025-02-07
    listed $189,900 Active
19. 2024-12-22
    historical
20. 2024-05-29
    listed $199,900 Active
21. 2021-07-20
    soldstatus $185,000
22. 2021-07-14
    soldstatus Closed
23. 2021-06-14
    status Pending
24. 2021-06-01
    historical Active Under Contract
25. 2021-05-27
    listed $184,900 Active
26. 2021-05-27
    historical $184,900
27. 2016-06-20
    soldstatus
28. 2012-09-05
    soldstatus $110,000
29. 2007-04-25
    soldstatus $136,000
30. 2007-04-25
    soldstatus $136,000
31. 2003-07-03
    soldstatus $136,000
32. 2001-06-07
    soldstatus $105,500
33. 1997-07-31
    soldstatus $83,000
34. 1995-10-03
    soldstatus $69,160
35. 1994-08-23
    soldstatus $61,000
36. 1988-07-01
    soldstatus $63,300

ⓘ 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: $2,180 · $182/mo
• Projected year-2 tax: $2,180 · $182/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 ≥107°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,585
• − Mortgage interest: −$10,363
• − Property taxes: −$2,180
• − Insurance: −$925
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − HOA: −$4,356
• − Depreciation: −$5,382
• Taxable loss: −$5,914
• Est. tax savings @ 24.0%: +$1,419
• After-tax cash flow: $-1,421/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: Brentwood
• NCES district ID: 2905880
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $69,522
• Composite: 57.51/100
• National rank: #1069
• State rank: #4 of 324 in MO

Livability — Brentwood

• Score: 84/100
• State rank: #6
• US rank: #689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, MO
• County: Saint Louis County · 888,823 people
• City population: 9,505
• Metro: St. Louis, MO-IL
• Population (ZIP): 9,505
• Household income: $104,438
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 310.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Asian 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 11% · China, Canada, South Korea
• Languages at home: 91% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -411.33%
• Current HPI: 207.0145
• Rent YoY: ▲ 1.49%
• 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

+200.0% since first listed

23 events — show timeline

• 2026-04-23 Listed $189,900 MARIS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $189,900 MARIS as Distributed by MLS Grid
• 2025-06-08 Listed $185,000 MARIS as Distributed by MLS Grid
• 2025-04-08 Price Changed $184,900 MARIS as Distributed by MLS Grid
• 2025-02-07 Listed $189,900 MARIS as Distributed by MLS Grid
• 2024-12-22 Delisted — MARIS as Distributed by MLS Grid
• 2024-05-29 Listed $199,900 MARIS as Distributed by MLS Grid
• 2021-07-20 Sold (Public Records) $185,000 Public Records
• 2021-07-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-06-14 Pending — MARIS as Distributed by MLS Grid
• 2021-06-01 Contingent — MARIS as Distributed by MLS Grid
• 2021-05-27 Listed $184,900 MARIS as Distributed by MLS Grid
• 2021-05-27 Coming Soon $184,900 MARIS as Distributed by MLS Grid
• 2016-06-20 Sold (Public Records) — Public Records
• 2012-09-05 Sold (Public Records) $110,000 Public Records
• 2007-04-25 Sold (Public Records) $136,000 Public Records
• 2007-04-25 Sold (Public Records) $136,000 Public Records
• 2003-07-03 Sold (Public Records) $136,000 Public Records
• 2001-06-07 Sold (Public Records) $105,500 Public Records
• 1997-07-31 Sold (Public Records) $83,000 Public Records
• 1995-10-03 Sold (Public Records) $69,160 Public Records
• 1994-08-23 Sold (Public Records) $61,000 Public Records
• 1988-07-01 Sold (Public Records) $63,300 Public Records

Property tax history

+3.6%/yr

Latest (2022): $2,180 · +0.8% YoY. Source: county tax records.