12726 Bennington Common Ln · Maryland Heights, MO 63146

$234,900

3 bd · 2.5 ba · 1,730 sqft · SingleFamily public records · 72 Days on market

Built 1987 3,049 sqft lot $136/sqft · 33% below area Est $350k · 33% under $505/mo HOA · 22% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Schools +5.1/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Rent growth +1.8/5.0

Listing remarks MLS

Sherwood Manor townhome with two car garage; hardwood floors, skylights, wood burning fireplace, great room with vaulted ceiling. Primary suite includes double vanities, separate tub/shower and walk in closet. Two additional bedrooms and office nook upstairs. Dining room with sliding door to outdoor deck. ***This property is eligible under the Freddie Mac First Look Initiative through 05/07/2026. Seller will not complete any repairs to the subject property, either lender or buyer requested. The property is sold in AS IS condition. Pre-Approval letter or Proof of Funds required. Sale addendum and earnest money as certified funds will be required for final acceptance. Seller is open to concessions during negotiations. Concessions cannot exceed actual closing costs.

Key facts

• 3,049 sq ft lot
• 2 garage spots
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (1.3% below list).
• Recommended offer: $189k (19.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#101 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute 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.
• Market conditions: Rents soft (-3.0%/yr); 170 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).
• This rent runs 33% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $189,397 (19.4% 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 72 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-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 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: 0.99% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 8.4

CMA / ARV

• ARV (median comp): $350,367
• List price: $234,900
• Delta: -32.96%
• 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
12792 Bennington Common Ln	0.07mi	3/3.0	1,720 (-1%)	1mo	$265,000	$154	93
1503 Papillon Dr	0.63mi	3/2.0	1,774 (+2%)	3mo	$379,900	$214	62
12853 Glenbernie Ln	0.52mi	3/2.0	1,649 (-5%)	5mo	$295,000	$179	62
12924 Midfield Ter	0.57mi	3/2.5	1,558 (-10%)	3mo	$325,000	$209	55
12597 Fee Fee Rd	0.40mi	3/2.0	1,949 (+13%)	4mo	$270,000	$139	55
12935 Polo Parc Dr	0.59mi	3/2.5	1,836 (+6%)	10mo	$425,000	$231	53
12929 Ballantine Ct	0.50mi	3/3.0	1,530 (-12%)	7mo	$450,000	$294	50
1559 Fontana Dr	0.65mi	3/2.0	1,887 (+9%)	5mo	$334,500	$177	49
2042 King Arthur Ct	0.66mi	3/3.0	1,500 (-13%)	1mo	$299,900	$200	44
12558 Pepperwood Dr	0.51mi	3/2.0	1,989 (+15%)	7mo	$319,000	$160	43
12558 Westport Dr	0.57mi	4/2.0 (+1)	1,977 (+14%)	5mo	$350,000	$177	38
1312 Susanaire Cir	0.68mi	3/2.0	1,512 (-13%)	9mo	$300,000	$198	38

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.60×
• Total profit: $105,051
• Equity at exit: $211,617

10-year hold

• IRR: 17.5%
• Equity multiple: 5.72×
• Total profit: $310,727
• Equity at exit: $456,359

Cash invested: $65,772 (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 63146

• Home prices YoY: 4.9%
• Rents YoY: -3.0%
• Active inventory: 170
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,320 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$255 /mo · $3,064/yr
• Insurance: −$98
• HOA: −$505
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-258

Break-even live

Break-even rent $2,646

Max offer price $189,397

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12806 Willowyck Dr Saint Louis, MO	3.0	2.0	1456	$2,500	$1.72	43d	1	0.15mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$2,128	$2.14	1d	23	0.49mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$2,900	$2.68	1d	6	0.78mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,867	$2.85	1d	10	0.86mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,695	$1.90	10d	5	0.88mi
12533 Starspur Ln Saint Louis, MO	4.0	4.0	1982	$2,795	$1.41	3d	1	0.96mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,196	$1.40	7d	1	0.98mi
1432 Glenmeade Dr Maryland Heights, MO	3.0	2.0	1090	$2,176	$2.00	10d	1	1.15mi
1638 Prestonpark Ln Saint Louis, MO	3.0	2.5	1734	$2,610	$1.51	43d	1	1.19mi
1003 Mariners Point Dr Creve Coeur, MO	1.0–2.0	1.0–1.5	942	$1,815	$1.93	1d	7	1.29mi
2050 Lakerun Ct Maryland Heights, MO	1.0–3.0	1.0–2.5	1213	$2,180	$1.80	1d	15	1.30mi

HOA detail

• Monthly dues: $505 · $6,060/yr

Listing history 21 events

1. 2026-06-18
   days on market $234,900 Active 72 DOM
2. 2026-06-17
   days on market $234,900 Active 71 DOM
3. 2026-06-16
   days on market $234,900 Active 70 DOM
4. 2026-06-15
   days on market $234,900 Active 69 DOM
5. 2026-06-13
   days on market $234,900 Active 67 DOM
6. 2026-06-13
   days on market $234,900 Active 66 DOM
7. 2026-06-09
   days on market $234,900 Active 63 DOM
8. 2026-06-08
   days on market $234,900 Active 62 DOM
9. 2026-06-07
   days on market $234,900 Active 61 DOM
10. 2026-06-03
    days on market $234,900 Active 57 DOM
11. 2026-06-02
    days on market $234,900 Active 56 DOM
12. 2026-06-01
    days on market $234,900 Active 55 DOM
13. 2026-05-31
    days on market $234,900 Active 54 DOM
14. 2026-04-07
    listed $249,900 Active 778-char remark

    Show marketing remark (778 chars)

    Sherwood Manor townhome with two car garage; hardwood floors, skylights, wood burning fireplace, great room with vaulted ceiling. Primary suite includes double vanities, separate tub/shower and walk in closet. Two additional bedrooms and office nook upstairs. Dining room with sliding door to outdoor deck. ***This property is eligible under the Freddie Mac First Look Initiative through 05/07/2026. Seller will not complete any repairs to the subject property, either lender or buyer requested. The property is sold in AS IS condition. Pre-Approval letter or Proof of Funds required. Sale addendum and earnest money as certified funds will be required for final acceptance. Seller is open to concessions during negotiations. Concessions cannot exceed actual closing costs.

15. 2025-12-24
    listed $1 Active
16. 2021-03-23
    soldstatus $235,000
17. 2021-03-17
    soldstatus Closed
18. 2021-02-22
    historical Active Under Contract
19. 2021-02-18
    listed $229,900 Active
20. 2021-02-05
    historical $229,900
21. 1998-07-24
    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: $3,064 · $255/mo
• Projected year-2 tax: $3,064 · $255/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,835
• − Mortgage interest: −$13,158
• − Property taxes: −$3,064
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − HOA: −$6,060
• − Depreciation: −$6,833
• Taxable loss: −$6,909
• Est. tax savings @ 24.0%: +$1,658
• After-tax cash flow: $-1,433/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 — Maryland Heights

• Score: 71/100
• State rank: #101
• US rank: #6808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 21,924
• 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

+8.7% since first listed

8 events — show timeline

• 2026-04-07 Listed $249,900 MARIS as Distributed by MLS Grid
• 2025-12-24 Listed $1 MARIS as Distributed by MLS Grid
• 2021-03-23 Sold (Public Records) $235,000 Public Records
• 2021-03-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-02-22 Contingent — MARIS as Distributed by MLS Grid
• 2021-02-18 Listed $229,900 MARIS as Distributed by MLS Grid
• 2021-02-05 Coming Soon $229,900 MARIS as Distributed by MLS Grid
• 1998-07-24 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2022): $3,064 · +0.7% YoY. Source: county tax records.