1969 Greenglen #301 · Kirkwood, MO 63122

$99,000

1 bd · 1.0 ba · 657 sqft · Condo public records · 97 Days on market

Built 1967 $425/mo HOA · 31% 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 +13.9/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• DSCR +4.2/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1 Bed 1 Bath condo with walk-out to private covered porch. Highlights include Engineered Hardwood Floors, Newer Paint throughout, 6 panel doors, large living room and dining space, nice kitchen with pantry and Refrigerator Included. One spacious bedroom with private full bath and walk in closet. Private laundry in unit, Washer and Dryer Included. Greenbriar Condos Complex is beautifully landscaped, offers a walking path and community pond. The Clubhouse offers a party room with full sized kitchen, fitness center, pool with party cabana and tennis/basketball court. This is really a great community for everyone with a great location with easy access to highway. Furniture Available up

Key facts

• Fitness center
• Newer flooring
• 6 panel doors

Tags

• PRIVATE COVERED PATIO
• NEWER PAINT
• NEWER FLOORING
• 6 PANEL DOORS
• COMMUNITY POND
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $11 ($131/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: George R. Robinson Elem. (math 47% / reading 63%, grade C, #185 of 1,115 statewide, top 17%, 493 students, 17% FRL); Kirkwood Sr. High (math 72% / reading 79%, grade A-, #3 of 521 statewide, top 0%, 1,775 students, 11% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 211 active listings in the ZIP; 1 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 12% of the median local income ($136k/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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.39% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.2%
• Equity multiple: 0.64×
• Total profit: $-9,870
• Equity at exit: $14,761

10-year hold

• IRR: 6.4%
• Equity multiple: 1.59×
• Total profit: $16,420
• Equity at exit: $8,560

Cash invested: $27,720 (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: 211
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$41
• HOA: −$425
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $11

Break-even live

Break-even rent $1,363

Max offer price $99,000

Occupancy floor 94%

Sensitivity live

Price	-10% $67	-5% $39	+0% $11	+5% $-17	+10% $-45
Rent	-10% $-98	-5% $-43	+0% $11	+5% $65	+10% $120
Rate	-1.0pp $61	-0.5pp $36	base $11	+0.5pp $-15	+1.0pp $-41

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1157 Timberbrook Dr Kirkwood, MO	1.0–3.0	1.0–2.5	1336	$1,200	$0.90	2d	28	0.67mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-03-27
   price $99,000
3. 2026-01-13
   price $110,000
4. 2026-01-10
   listed $149,000 Active
5. 2007-05-10
   soldstatus $107,000
6. 2005-04-28
   soldstatus $15,750,000

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,098 · $92/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,525
• − Mortgage interest: −$5,546
• − Property taxes: −$1,098
• − Insurance: −$495
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − HOA: −$5,100
• − Depreciation: −$2,880
• Taxable loss: −$1,238
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $429/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

-99.4% since first listed

6 events — show timeline

• 2026-04-17 Pending — MARIS as Distributed by MLS Grid
• 2026-03-27 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2026-01-13 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2026-01-10 Listed $149,000 MARIS as Distributed by MLS Grid
• 2007-05-10 Sold (Public Records) $107,000 Public Records
• 2005-04-28 Sold (Public Records) $15,750,000 Public Records

Property tax history

+0.2%/yr

Latest (2022): $1,098 · +1.3% YoY. Source: county tax records.