12245 Bennington Pl · Maryland Heights, MO 63043

$219,900

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 9 Days on market

Built 1961 8,158 sqft lot Est $274k · 20% under

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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 +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 12245 Bennington Place in Maryland Heights—a beautifully well-kept and updated 3-bedroom, 1-bath ranch offering approximately 1,400 sq. ft. of comfortable living space. The home features a spacious 26x16 great room with a cozy fireplace and a sliding glass door that opens to a deck, creating an inviting space for both relaxing and entertaining. Inside, you’ll find a blend of ceramic flooring and new carpet, new stainless steel appliances in the kitchen, and the added convenience of main floor laundry. Additional highlights include thermal tilt-in windows for energy efficiency and easy maintenance, as well as a double driveway providing ample parking. The generous yard

Key facts

• 8,158 sq ft lot
• Built 1961
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $26 ($309/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (15.4% below list).
• Recommended offer: $186k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.3% in Maryland Heights — 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 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.
• Zoned schools: Rose Acres Elem. (math 62% / reading 67%, grade B, #70 of 1,115 statewide, top 8%, 350 students, 28% FRL); Pattonville Sr. High (math 33% / reading 64%, grade D, #147 of 521 statewide, top 29%, 1,893 students, 39% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 56% at this address vs 39% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Pattonville R-III average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 105 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $124k; list at $220k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $185,940 (15.4% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $274,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12245 Bennington Pl	0.00mi	3/1.0	1,400 (0%)	0mo	$219,900	$157	100
12157 Belaire Pl	0.20mi	3/1.0	1,383 (-1%)	4mo	$225,000	$163	85
2574 Creve Coeur Mill Rd	0.13mi	2/1.5 (-1)	1,368 (-2%)	8mo	$200,000	$146	76
12121 Glenpark Dr	0.51mi	3/2.0	1,332 (-5%)	4mo	$275,000	$206	60
12006 Glengrove Dr	0.38mi	3/1.5	1,516 (+8%)	10mo	$274,900	$181	58
12068 Charleston Dr	0.74mi	3/1.5	1,400 (0%)	7mo	$229,900	$164	58
11947 Glenmar Dr	0.51mi	4/2.0 (+1)	1,466 (+5%)	6mo	$269,900	$184	54
12021 Glenbrook Dr	0.41mi	3/2.0	1,190 (-15%)	8mo	$249,000	$209	45
12085 Washington Ct	0.69mi	3/4.5	1,380 (-1%)	9mo	$270,000	$196	44
2988 Joyce Ct	0.72mi	4/2.5 (+1)	1,430 (+2%)	10mo	$299,000	$209	44
11818 Smoke Rise Ct	0.74mi	3/2.5	1,272 (-9%)	6mo	$250,000	$197	39
11817 Smoke Rise Ct	0.72mi	3/2.0	1,219 (-13%)	9mo	$280,000	$230	33

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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-36,597
• Equity at exit: $32,788

10-year hold

• IRR: -11.6%
• Equity multiple: 0.35×
• Total profit: $-40,142
• Equity at exit: $19,013

Cash invested: $61,572 (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 63043

• Rents YoY: 1.6%
• Active inventory: 105
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$198 /mo · $2,381/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $26

Break-even live

Break-even rent $1,827

Max offer price $219,900

Occupancy floor 94%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2657 McKelvey Rd Maryland Heights, MO	3.0	2.0	962	$1,895	$1.97	24d	1	0.71mi
11918 Brookmont Dr Maryland Heights, MO	3.0	1.0	980	$1,800	$1.84	44d	1	0.99mi
2302 Canyonlands Dr Unit E Maryland Heights, MO	3.0	2.0	1442	$1,800	$1.25	44d	1	1.41mi

Listing history 4 events

1. 2026-04-05
   status Pending
2. 2026-03-27
   listed $219,900 Active
3. 2026-03-24
   historical $219,900
4. 2003-08-19
   soldstatus $123,500

ⓘ 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: $2,381 · $198/mo
• Projected year-2 tax: $2,381 · $198/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 4/10 Moderate 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: $22,313
• − Mortgage interest: −$12,318
• − Property taxes: −$2,381
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$6,397
• Taxable loss: −$3,452
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $1,137/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

• Census place: Maryland Heights, MO
• County: Saint Louis County · 888,823 people
• City population: 21,924
• Metro: St. Louis, MO-IL
• Population (ZIP): 21,924
• Household income: $91,509
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 277.0

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 0.58)
• Race & ethnicity: White 62% Black 14% Asian 14% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Slovak 3% French 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 78% English-only · Other Asian/Pacific 7% Spanish 5% Other Indo-European 4%

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: ▼ -307.48%
• Current HPI: 218.599
• Rent YoY: ▲ 1.60%
• 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

+78.1% since first listed

4 events — show timeline

• 2026-04-05 Pending — MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $219,900 MARIS as Distributed by MLS Grid
• 2026-03-24 Coming Soon $219,900 MARIS as Distributed by MLS Grid
• 2003-08-19 Sold (Public Records) $123,500 Public Records

Property tax history

+1.4%/yr

Latest (2022): $2,381 · +1.1% YoY. Source: county tax records.