539 Coeur De Royale Dr #307 · Creve Coeur, MO 63141

$189,900

1 bd · 2.0 ba · 1,380 sqft · Condo public records · 147 Days on market

Built 1975 $138/sqft · 25% below area Est $253k · 25% under $420/mo HOA · 36% of rent

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Why this score? — see what drove the F 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
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Cash flow +1.7/30.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh new layout and updates! This bright and generously sized true 2-bedroom, 2 full-bath condo offers 1,380 sq ft in a well-maintained Creve Coeur community. While tax records show a one-bedroom, the layout has been thoughtfully restored to a full second bedroom and includes a closet — offering flexible space for guests, a home office, or everyday living. You’ll also enjoy brand-new carpet throughout, giving the entire unit a fresh, clean feel. The home provides a comfortable, move-in ready foundation with the opportunity to update and personalize over time. Enjoy the secure building and welcoming community amenities including a pool, clubhouse, and tennis courts, along with the ease of on-site management and a well-cared-for property. Additional highlights include one assigned parking space (#35) in the secure underground garage, quick access to Olive Blvd and I-270, and a location close to shopping, dining, and everyday conveniences. Pet-friendly community (see rules and restrictions). Refrigerator, washer, and dryer are included in their current condition. Highly rated Parkway School District. Property is being sold as-is. Seller will not make repairs or provide inspections.

Key facts

• Flexible space
• Clubhouse
• Community amenities

Tags

• FLEXIBLE SPACE
• COMMUNITY AMENITIES
• POOL
• CLUBHOUSE
• TENNIS COURTS
• ON-SITE MANAGEMENT

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-730 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $61k (67.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (37.9% below list).
• Recommended offer: $61k (67.9% below list) — sets the bar for cash-flow.
• Cap rate 1.7% vs local median 2.7% in Creve Coeur — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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+, schools A-; Watch: amenities C-, 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.
• Market conditions: Rents rising (+2.6%/yr); 137 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 11% of the median local income ($134k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 147 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $190k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $60,963 (67.9% 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 147 days. Have you received any prior offers? Is the seller open to a 68% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. 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?
10. 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.
11. 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.
12. 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: 0.62% ✗
• Cap rate: 1.68%
• Cash-on-cash: -16.47%
• DSCR: 0.27
• GRM: 13.4

CMA / ARV

• ARV (median comp): $252,733
• List price: $189,900
• Delta: -24.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -49.0%
• Equity multiple: -0.46×
• Total profit: $-77,534
• Equity at exit: $28,315

10-year hold

• IRR: -98.3%
• Equity multiple: -1.42×
• Total profit: $-128,497
• Equity at exit: $16,419

Cash invested: $53,172 (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 63141

• Rents YoY: 2.6%
• Active inventory: 137
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$167 /mo · $2,007/yr
• Insurance: −$79
• HOA: −$420
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-730

Break-even live

Break-even rent $2,104

Max offer price $60,963

Occupancy floor —

Sensitivity live

Price	-10% $-622	-5% $-676	+0% $-730	+5% $-784	+10% $-837
Rent	-10% $-823	-5% $-777	+0% $-730	+5% $-683	+10% $-637
Rate	-1.0pp $-634	-0.5pp $-682	base $-730	+0.5pp $-779	+1.0pp $-829

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 E Rue De La Banque Creve Coeur, MO	1.0–2.0	1.0	812	$1,195	$1.47	3d	4	0.73mi
807 Cross Creek Dr Creve Coeur, MO	3.0	1.0–2.5	1066	$1,230	$1.15	4d	39	0.95mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $189,900 Active 147 DOM
2. 2026-06-18
   days on market $189,900 Active 144 DOM
3. 2026-06-17
   days on market $189,900 Active 143 DOM
4. 2026-06-16
   days on market $189,900 Active 142 DOM
5. 2026-06-15
   days on market $189,900 Active 141 DOM
6. 2026-06-13
   days on market $189,900 Active 139 DOM
7. 2026-06-13
   days on market $189,900 Active 138 DOM
8. 2026-06-09
   days on market $189,900 Active 135 DOM
9. 2026-06-08
   days on market $189,900 Active 134 DOM
10. 2026-06-07
    days on market $189,900 Active 133 DOM
11. 2026-06-03
    days on market $189,900 Active 129 DOM
12. 2026-06-02
    days on market $189,900 Active 128 DOM
13. 2026-06-01
    days on market $189,900 Active 127 DOM
14. 2026-05-31
    days on market $189,900 Active 126 DOM
15. 2026-05-01
    price $189,900 1210-char remark

    Show marketing remark (1210 chars)

    Fresh new layout and updates! This bright and generously sized true 2-bedroom, 2 full-bath condo offers 1,380 sq ft in a well-maintained Creve Coeur community. While tax records show a one-bedroom, the layout has been thoughtfully restored to a full second bedroom and includes a closet — offering flexible space for guests, a home office, or everyday living. You’ll also enjoy brand-new carpet throughout, giving the entire unit a fresh, clean feel. The home provides a comfortable, move-in ready foundation with the opportunity to update and personalize over time. Enjoy the secure building and welcoming community amenities including a pool, clubhouse, and tennis courts, along with the ease of on-site management and a well-cared-for property. Additional highlights include one assigned parking space (#35) in the secure underground garage, quick access to Olive Blvd and I-270, and a location close to shopping, dining, and everyday conveniences. Pet-friendly community (see rules and restrictions). Refrigerator, washer, and dryer are included in their current condition. Highly rated Parkway School District. Property is being sold as-is. Seller will not make repairs or provide inspections.

16. 2026-04-03
    status Active 1210-char remark

    Show marketing remark (1210 chars)

    Fresh new layout and updates! This bright and generously sized true 2-bedroom, 2 full-bath condo offers 1,380 sq ft in a well-maintained Creve Coeur community. While tax records show a one-bedroom, the layout has been thoughtfully restored to a full second bedroom and includes a closet — offering flexible space for guests, a home office, or everyday living. You’ll also enjoy brand-new carpet throughout, giving the entire unit a fresh, clean feel. The home provides a comfortable, move-in ready foundation with the opportunity to update and personalize over time. Enjoy the secure building and welcoming community amenities including a pool, clubhouse, and tennis courts, along with the ease of on-site management and a well-cared-for property. Additional highlights include one assigned parking space (#35) in the secure underground garage, quick access to Olive Blvd and I-270, and a location close to shopping, dining, and everyday conveniences. Pet-friendly community (see rules and restrictions). Refrigerator, washer, and dryer are included in their current condition. Highly rated Parkway School District. Property is being sold as-is. Seller will not make repairs or provide inspections.

17. 2026-01-28
    price $199,900 1210-char remark

    Show marketing remark (1210 chars)

    Fresh new layout and updates! This bright and generously sized true 2-bedroom, 2 full-bath condo offers 1,380 sq ft in a well-maintained Creve Coeur community. While tax records show a one-bedroom, the layout has been thoughtfully restored to a full second bedroom and includes a closet — offering flexible space for guests, a home office, or everyday living. You’ll also enjoy brand-new carpet throughout, giving the entire unit a fresh, clean feel. The home provides a comfortable, move-in ready foundation with the opportunity to update and personalize over time. Enjoy the secure building and welcoming community amenities including a pool, clubhouse, and tennis courts, along with the ease of on-site management and a well-cared-for property. Additional highlights include one assigned parking space (#35) in the secure underground garage, quick access to Olive Blvd and I-270, and a location close to shopping, dining, and everyday conveniences. Pet-friendly community (see rules and restrictions). Refrigerator, washer, and dryer are included in their current condition. Highly rated Parkway School District. Property is being sold as-is. Seller will not make repairs or provide inspections.

18. 2026-01-13
    status Active 1210-char remark

    Show marketing remark (1210 chars)

    Fresh new layout and updates! This bright and generously sized true 2-bedroom, 2 full-bath condo offers 1,380 sq ft in a well-maintained Creve Coeur community. While tax records show a one-bedroom, the layout has been thoughtfully restored to a full second bedroom and includes a closet — offering flexible space for guests, a home office, or everyday living. You’ll also enjoy brand-new carpet throughout, giving the entire unit a fresh, clean feel. The home provides a comfortable, move-in ready foundation with the opportunity to update and personalize over time. Enjoy the secure building and welcoming community amenities including a pool, clubhouse, and tennis courts, along with the ease of on-site management and a well-cared-for property. Additional highlights include one assigned parking space (#35) in the secure underground garage, quick access to Olive Blvd and I-270, and a location close to shopping, dining, and everyday conveniences. Pet-friendly community (see rules and restrictions). Refrigerator, washer, and dryer are included in their current condition. Highly rated Parkway School District. Property is being sold as-is. Seller will not make repairs or provide inspections.

19. 2026-01-07
    listed $215,000 Active 1210-char remark

    Show marketing remark (1210 chars)

    Fresh new layout and updates! This bright and generously sized true 2-bedroom, 2 full-bath condo offers 1,380 sq ft in a well-maintained Creve Coeur community. While tax records show a one-bedroom, the layout has been thoughtfully restored to a full second bedroom and includes a closet — offering flexible space for guests, a home office, or everyday living. You’ll also enjoy brand-new carpet throughout, giving the entire unit a fresh, clean feel. The home provides a comfortable, move-in ready foundation with the opportunity to update and personalize over time. Enjoy the secure building and welcoming community amenities including a pool, clubhouse, and tennis courts, along with the ease of on-site management and a well-cared-for property. Additional highlights include one assigned parking space (#35) in the secure underground garage, quick access to Olive Blvd and I-270, and a location close to shopping, dining, and everyday conveniences. Pet-friendly community (see rules and restrictions). Refrigerator, washer, and dryer are included in their current condition. Highly rated Parkway School District. Property is being sold as-is. Seller will not make repairs or provide inspections.

20. 2013-04-18
    soldstatus $65,000
21. 2013-04-16
    soldstatus 1018-char remark

    Show marketing remark (1018 chars)

    Definitely one of the better buys in Creve Coeur. 1br, 2 bath condo. The 2br was converted into a den/office, it opens up to the breakfast rm. Master bedrm has large walk-in closet. Covered patio has a great view overlooking tree-lined court yard and swimming pool. Kitchen with pantry, refrigerator stays. Your very own private laundry rm just off the kitchen, washer & dryer stays . Bright and very clean, ready for you to move in. White kitchen cabinets & appliances. Ample Closet Space. Light carpet. Assigned underground heated parking & private storage locker. Bldg. offers a secure intercom system. Nice 3rd floor end unit, quiet location with elevator. 2-story entrance lobby recently updated in 2008 greets your visitors. Windows & sliding patio doors are not original. Pool, tennis court, BBQ grill, sauna and clubhouse all within a few feet from unit. Short walk to city golf course. On-site maint staff. Priced to sell. Buyer's pre-qualification letter & must accompany all offers.

22. 2013-01-11
    listed $92,000 1018-char remark

    Show marketing remark (1018 chars)

    Definitely one of the better buys in Creve Coeur. 1br, 2 bath condo. The 2br was converted into a den/office, it opens up to the breakfast rm. Master bedrm has large walk-in closet. Covered patio has a great view overlooking tree-lined court yard and swimming pool. Kitchen with pantry, refrigerator stays. Your very own private laundry rm just off the kitchen, washer & dryer stays . Bright and very clean, ready for you to move in. White kitchen cabinets & appliances. Ample Closet Space. Light carpet. Assigned underground heated parking & private storage locker. Bldg. offers a secure intercom system. Nice 3rd floor end unit, quiet location with elevator. 2-story entrance lobby recently updated in 2008 greets your visitors. Windows & sliding patio doors are not original. Pool, tennis court, BBQ grill, sauna and clubhouse all within a few feet from unit. Short walk to city golf course. On-site maint staff. Priced to sell. Buyer's pre-qualification letter & must accompany all offers.

23. 1994-11-02
    soldstatus $87,000

ⓘ 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: $2,007 · $167/mo
• Projected year-2 tax: $2,007 · $167/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: $14,163
• − Mortgage interest: −$10,637
• − Property taxes: −$2,007
• − Insurance: −$950
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − HOA: −$5,040
• − Depreciation: −$5,524
• Taxable loss: −$12,262
• Est. tax savings @ 24.0%: +$2,943
• After-tax cash flow: $-5,816/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 — 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

• Census place: Creve Coeur, MO
• County: Saint Louis County · 888,823 people
• City population: 20,932
• Metro: St. Louis, MO-IL
• Population (ZIP): 20,932
• Household income: $133,851
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 592.0

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 (74%)
• Race & ethnicity: White 74% Asian 10% Black 7% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 13% · China, Canada, Vietnam
• Languages at home: 86% English-only · Chinese 4% Other Indo-European 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: ▼ -307.56%
• Current HPI: 220.5445
• Rent YoY: ▲ 2.57%
• 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

+118.3% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $189,900 MARIS as Distributed by MLS Grid
• 2026-04-03 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-28 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2026-01-13 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-07 Listed $215,000 MARIS as Distributed by MLS Grid
• 2013-04-18 Sold (Public Records) $65,000 Public Records
• 2013-04-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-01-11 Listed $92,000 MARIS as Distributed by MLS Grid
• 1994-11-02 Sold (Public Records) $87,000 Public Records

Property tax history

+4.9%/yr

Latest (2022): $2,007 · +0.9% YoY. Source: county tax records.