2303 Kratky Rd Unit B · Maryland Heights, MO 63114

$139,000

2 bd · 2.0 ba · 990 sqft · Condo public records · 97 Days on market

Built 1987 $140/sqft · 8% below area Est $151k · 8% under $350/mo HOA · 24% 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 +11.1/15.0
• Cash flow +8.7/30.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and beautifully updated 2-bedroom, 2-bath second-floor condo, offering effortless living in a highly desirable location. Step inside to find all-new luxury vinyl plank flooring throughout, creating a modern, seamless flow from room to room. The gorgeous custom kitchen features stylish finishes and ample storage—perfect for cooking, entertaining, or enjoying your morning coffee. The open-concept living area is anchored by a cozy wood-burning fireplace and extends to two private balconies, ideal for fresh air, relaxation, or outdoor dining. A rare convenience, in-unit laundry makes daily life a breeze. The spacious primary suite offers comfort and privacy with its own full bath, while the second bedroom and 2nd private bath are perfect for guests, an office, or flexible living. Located in an easy-living community with a sparkling pool, this condo blends comfort, style, and convenience. Just minutes from shopping, dining, and major access roads, this home is truly move-in ready and perfectly situated. Don’t miss the opportunity to make this fantastic condo yours!

Key facts

• Custom kitchen
• Private balconies
• In-unit laundry

Tags

• LUXURY VINYL PLANK FLOORING
• CUSTOM KITCHEN
• WOOD-BURNING FIREPLACE
• PRIVATE BALCONIES
• IN-UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (14.9% below list).
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $118k (14.9% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 4.3% in Maryland Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Pattonville R-III (suburban): math 32% / reading 46% proficiency, ranked #147 of 324 in MO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 118 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $104k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $118,239 (14.9% 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 97 days. Have you received any prior offers? Is the seller open to a 15% 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. 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 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.03% ✓
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 8.1

CMA / ARV

• ARV (median comp): $151,256
• List price: $139,000
• Delta: -8.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.20×
• Total profit: $-31,184
• Equity at exit: $20,725

10-year hold

• IRR: -21.8%
• Equity multiple: -0.07×
• Total profit: $-41,511
• Equity at exit: $12,018

Cash invested: $38,920 (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 63114

• Rents YoY: 2.0%
• Active inventory: 118
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$729
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$58
• HOA: −$350
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-118

Break-even live

Break-even rent $1,587

Max offer price $118,239

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-78	+0% $-118	+5% $-157	+10% $-196
Rent	-10% $-231	-5% $-174	+0% $-118	+5% $-61	+10% $-4
Rate	-1.0pp $-48	-0.5pp $-82	base $-118	+0.5pp $-154	+1.0pp $-190

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10900 Oak Forest Pkwy Dr St. Louis, MO	1.0–2.0	1.0	800	$1,600	$2.00	4d	6	0.65mi
1434 Willow Brook Cove Ct St. Louis, MO	2.0	1.5	910	$1,395	$1.53	44d	1	0.92mi
1380 Willow Brook Cove Ct St. Louis, MO	2.0	1.5	910	$1,550	$1.70	15d	1	0.98mi
10304 Oxford Hill Dr St. Louis, MO	1.0–3.0	1.0–2.0	925	$1,489	$1.61	3d	47	1.27mi
10368 Forest Brook Ln Unit F Saint Louis, MO	2.0	2.0	1053	$1,350	$1.28	44d	1	1.41mi
10364 Forest Brook Ln Saint Louis, MO	2.0	2.0	1053	$1,400	$1.33	44d	1	1.43mi
10352 Forest Brook Ln Unit G Saint Louis, MO	1.0	1.0	600	$1,400	$2.33	44d	1	1.44mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $139,000 Active 97 DOM
2. 2026-06-17
   days on market $139,000 Active 96 DOM
3. 2026-06-16
   days on market $139,000 Active 95 DOM
4. 2026-06-15
   days on market $139,000 Active 94 DOM
5. 2026-06-13
   days on market $139,000 Active 92 DOM
6. 2026-06-13
   days on market $139,000 Active 91 DOM
7. 2026-06-09
   days on market $139,000 Active 88 DOM
8. 2026-06-08
   days on market $139,000 Active 87 DOM
9. 2026-06-07
   pricedays on market $139,000 Active 86 DOM
10. 2026-06-03
    days on market $144,000 Active 82 DOM
11. 2026-06-02
    days on market $144,000 Active 81 DOM
12. 2026-06-01
    days on market $144,000 Active 80 DOM
13. 2026-05-31
    days on market $144,000 Active 79 DOM
14. 2026-04-21
    price $144,000 1113-char remark

    Show marketing remark (1113 chars)

    Welcome to this charming and beautifully updated 2-bedroom, 2-bath second-floor condo, offering effortless living in a highly desirable location. Step inside to find all-new luxury vinyl plank flooring throughout, creating a modern, seamless flow from room to room. The gorgeous custom kitchen features stylish finishes and ample storage—perfect for cooking, entertaining, or enjoying your morning coffee. The open-concept living area is anchored by a cozy wood-burning fireplace and extends to two private balconies, ideal for fresh air, relaxation, or outdoor dining. A rare convenience, in-unit laundry makes daily life a breeze. The spacious primary suite offers comfort and privacy with its own full bath, while the second bedroom and 2nd private bath are perfect for guests, an office, or flexible living. Located in an easy-living community with a sparkling pool, this condo blends comfort, style, and convenience. Just minutes from shopping, dining, and major access roads, this home is truly move-in ready and perfectly situated. Don’t miss the opportunity to make this fantastic condo yours!

15. 2026-03-13
    listed $145,000 Active 1113-char remark

    Show marketing remark (1113 chars)

    Welcome to this charming and beautifully updated 2-bedroom, 2-bath second-floor condo, offering effortless living in a highly desirable location. Step inside to find all-new luxury vinyl plank flooring throughout, creating a modern, seamless flow from room to room. The gorgeous custom kitchen features stylish finishes and ample storage—perfect for cooking, entertaining, or enjoying your morning coffee. The open-concept living area is anchored by a cozy wood-burning fireplace and extends to two private balconies, ideal for fresh air, relaxation, or outdoor dining. A rare convenience, in-unit laundry makes daily life a breeze. The spacious primary suite offers comfort and privacy with its own full bath, while the second bedroom and 2nd private bath are perfect for guests, an office, or flexible living. Located in an easy-living community with a sparkling pool, this condo blends comfort, style, and convenience. Just minutes from shopping, dining, and major access roads, this home is truly move-in ready and perfectly situated. Don’t miss the opportunity to make this fantastic condo yours!

16. 2012-03-19
    soldstatus 239-char remark

    Show marketing remark (239 chars)

    Attached addendum Required with your special sales contract. Owner Occupant and Public entity offers 1st 15 days, Please. 2 bedrms and 2 bath condo with car port 1 Fireplace. Great floor plan Living Rm Center bedrm and bath on each side.

17. 2011-12-09
    listed $33,900 239-char remark

    Show marketing remark (239 chars)

    Attached addendum Required with your special sales contract. Owner Occupant and Public entity offers 1st 15 days, Please. 2 bedrms and 2 bath condo with car port 1 Fireplace. Great floor plan Living Rm Center bedrm and bath on each side.

18. 2006-11-13
    soldstatus $103,500
19. 2003-08-18
    soldstatus $75,000

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,403 · $117/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,259
• − Mortgage interest: −$7,786
• − Property taxes: −$1,403
• − Insurance: −$695
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − HOA: −$4,200
• − Depreciation: −$4,044
• Taxable loss: −$3,630
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $-539/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: Pattonville R-III
• NCES district ID: 2923700
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $50,786
• Composite: 33.69/100
• National rank: #5383
• State rank: #147 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): 33,969
• Household income: $55,870
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1595.0

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 0.64)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 11% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -276.62%
• Current HPI: 223.9305
• Rent YoY: ▲ 2.04%
• 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

+92.0% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $144,000 MARIS as Distributed by MLS Grid
• 2026-03-13 Listed $145,000 MARIS as Distributed by MLS Grid
• 2012-03-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-12-09 Listed $33,900 MARIS as Distributed by MLS Grid
• 2006-11-13 Sold (Public Records) $103,500 Public Records
• 2003-08-18 Sold (Public Records) $75,000 Public Records

Property tax history

+1.4%/yr

Latest (2022): $1,403 · +0.4% YoY. Source: county tax records.