9137 Wrenwood Ln · Brentwood, MO 63144

$169,900

2 bd · 1.0 ba · 1,100 sqft · Condo public records · 68 Days on market

Built 1950 $402/mo HOA · 22% 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).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Brentwood Forest is now officially reapproved for Fannie Mae lending!* If you’ve been waiting for the right first place to call home - this is it. Rare larger floor plan in sought-after Brentwood Forest! This upstairs, end unit offers added privacy and more square footage than most. The updated kitchen with granite countertops opens to a separate dining space, and the wood-burning fireplace with built-in bookshelves adds the perfect cozy touch. Updated bath, newer carpet, newer washer and dryer, and a new composite deck mean you can truly move right in. Enjoy generous storage, plus access to a clubhouse, two pools, tennis courts, and beautiful green space - all just minutes from highways, shopping, dining, and entertainment. Smart start. Incredible location.

Key facts

• $402 HOA
• Community pool
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (9.1% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $154k (9.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 84/100 on livability (#6 in MO, #689 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, cost of living B; Watch: crime C-.
• Brentwood (suburban): math 65% / reading 66% proficiency, ranked #4 of 324 in MO (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Mcgrath Elem. (math 67% / reading 67%, grade B+, #46 of 1,115 statewide, top 5%, 195 students, 16% FRL); Brentwood Middle (math 67% / reading 62%, grade A-, #5 of 391 statewide, top 2%, 163 students, 24% FRL); Brentwood High (math 62% / reading 74%, grade B, #12 of 521 statewide, top 2%, 191 students, 30% FRL).
• Market conditions: Rents rising (+1.5%/yr); 130 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $154,421 (9.1% 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 68 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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: 1.09% ✓
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.49% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.25×
• Total profit: $-35,633
• Equity at exit: $25,333

10-year hold

• IRR: -21.4%
• Equity multiple: -0.01×
• Total profit: $-48,226
• Equity at exit: $14,690

Cash invested: $47,572 (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 63144

• Rents YoY: 1.5%
• Active inventory: 130
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$891
• Tax from tax record: −$193 /mo · $2,317/yr
• Insurance: −$71
• HOA: −$402
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-88

Break-even live

Break-even rent $1,971

Max offer price $154,421

Occupancy floor 100%

Sensitivity live

Price	-10% $9	-5% $-40	+0% $-88	+5% $-136	+10% $-184
Rent	-10% $-235	-5% $-161	+0% $-88	+5% $-14	+10% $59
Rate	-1.0pp $-2	-0.5pp $-44	base $-88	+0.5pp $-132	+1.0pp $-176

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9071 Wrenwood Ln Saint Louis, MO	2.0	1.0	1060	$1,650	$1.56	45d	1	0.03mi
1607 Redbird Cv Saint Louis, MO	2.0	1.0	946	$2,038	$2.15	0d	1	0.03mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	45d	1	0.09mi
9035 W Swan Cir Saint Louis, MO	3.0	1.5	1450	$2,400	$1.66	12d	1	0.14mi
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	12d	1	0.23mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	45d	1	0.27mi
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	45d	1	0.29mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,120	$1.82	0d	18	0.46mi
9386 Golden Gate Rd Saint Louis, MO	2.0	1.0	840	$2,283	$2.72	0d	1	0.79mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	45d	1	0.86mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	9d	1	0.88mi
8154 Whitburn Dr Saint Louis, MO	2.0	1.0	1296	$1,650	$1.27	19d	1	0.89mi
8154 Whitburn Dr Unit 2W Clayton, MO	2.0	1.0	1160	$1,550	$1.34	45d	1	0.89mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	9d	1	0.90mi
1081 Terrace Dr Unit 1 Richmond Heights, MO	2.0	1.0	1400	$1,699	$1.21	0d	1	0.93mi
1079 Terrace Dr Unit A Richmond Heights, MO	2.0	1.0	1400	$1,699	$1.21	23d	1	0.93mi
2756 McKnight Crossing Ct Saint Louis, MO	2.0	2.0	1175	$2,425	$2.06	0d	1	0.97mi
2756 McKnight Crossing Ct Saint Louis, MO	2.0	2.0	1175	$2,425	$2.06	12d	1	0.97mi
1251 Strassner Dr Saint Louis, MO	2.0	2.0	1177	$1,925	$1.64	45d	1	1.02mi
1241 Strassner Dr Brentwood, MO	2.0	2.0	1127	$1,950	$1.73	0d	1	1.03mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,236	$1.58	0d	4	1.07mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	0d	1	1.09mi
2820 Hilldale Ave Saint Louis, MO	3.0	2.0	1140	$2,550	$2.24	0d	1	1.13mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	4d	12	1.17mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	45d	1	1.17mi
927 N Elm Ave Saint Louis, MO	3.0	1.0	828	$1,800	$2.17	22d	1	1.42mi
7570 Oxford Dr Apt 2S Clayton, MO	2.0	1.0	1100	$2,600	$2.36	0d	1	1.44mi
7828 Laclede Forest Dr Maplewood, MO	1.0–2.0	1.0	725	$1,345	$1.86	5d	2	1.45mi
7784 W Bruno Ave Saint Louis, MO	2.0	1.0	900	$950	$1.06	45d	1	1.48mi

HOA detail condo

• Monthly dues: $402 · $4,824/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-05
   status Pending 775-char remark

   Show marketing remark (775 chars)

   *Brentwood Forest is now officially reapproved for Fannie Mae lending!* If you’ve been waiting for the right first place to call home - this is it. Rare larger floor plan in sought-after Brentwood Forest! This upstairs, end unit offers added privacy and more square footage than most. The updated kitchen with granite countertops opens to a separate dining space, and the wood-burning fireplace with built-in bookshelves adds the perfect cozy touch. Updated bath, newer carpet, newer washer and dryer, and a new composite deck mean you can truly move right in. Enjoy generous storage, plus access to a clubhouse, two pools, tennis courts, and beautiful green space - all just minutes from highways, shopping, dining, and entertainment. Smart start. Incredible location.

2. 2026-04-30
   price $169,900 775-char remark

   Show marketing remark (775 chars)

   *Brentwood Forest is now officially reapproved for Fannie Mae lending!* If you’ve been waiting for the right first place to call home - this is it. Rare larger floor plan in sought-after Brentwood Forest! This upstairs, end unit offers added privacy and more square footage than most. The updated kitchen with granite countertops opens to a separate dining space, and the wood-burning fireplace with built-in bookshelves adds the perfect cozy touch. Updated bath, newer carpet, newer washer and dryer, and a new composite deck mean you can truly move right in. Enjoy generous storage, plus access to a clubhouse, two pools, tennis courts, and beautiful green space - all just minutes from highways, shopping, dining, and entertainment. Smart start. Incredible location.

3. 2026-04-08
   price $174,900 775-char remark

   Show marketing remark (775 chars)

   *Brentwood Forest is now officially reapproved for Fannie Mae lending!* If you’ve been waiting for the right first place to call home - this is it. Rare larger floor plan in sought-after Brentwood Forest! This upstairs, end unit offers added privacy and more square footage than most. The updated kitchen with granite countertops opens to a separate dining space, and the wood-burning fireplace with built-in bookshelves adds the perfect cozy touch. Updated bath, newer carpet, newer washer and dryer, and a new composite deck mean you can truly move right in. Enjoy generous storage, plus access to a clubhouse, two pools, tennis courts, and beautiful green space - all just minutes from highways, shopping, dining, and entertainment. Smart start. Incredible location.

4. 2026-03-24
   price $177,900 775-char remark

   Show marketing remark (775 chars)

   *Brentwood Forest is now officially reapproved for Fannie Mae lending!* If you’ve been waiting for the right first place to call home - this is it. Rare larger floor plan in sought-after Brentwood Forest! This upstairs, end unit offers added privacy and more square footage than most. The updated kitchen with granite countertops opens to a separate dining space, and the wood-burning fireplace with built-in bookshelves adds the perfect cozy touch. Updated bath, newer carpet, newer washer and dryer, and a new composite deck mean you can truly move right in. Enjoy generous storage, plus access to a clubhouse, two pools, tennis courts, and beautiful green space - all just minutes from highways, shopping, dining, and entertainment. Smart start. Incredible location.

5. 2026-03-10
   price $183,500 775-char remark

   Show marketing remark (775 chars)

   *Brentwood Forest is now officially reapproved for Fannie Mae lending!* If you’ve been waiting for the right first place to call home - this is it. Rare larger floor plan in sought-after Brentwood Forest! This upstairs, end unit offers added privacy and more square footage than most. The updated kitchen with granite countertops opens to a separate dining space, and the wood-burning fireplace with built-in bookshelves adds the perfect cozy touch. Updated bath, newer carpet, newer washer and dryer, and a new composite deck mean you can truly move right in. Enjoy generous storage, plus access to a clubhouse, two pools, tennis courts, and beautiful green space - all just minutes from highways, shopping, dining, and entertainment. Smart start. Incredible location.

6. 2026-02-27
   listed $189,900 Active 775-char remark

   Show marketing remark (775 chars)

   *Brentwood Forest is now officially reapproved for Fannie Mae lending!* If you’ve been waiting for the right first place to call home - this is it. Rare larger floor plan in sought-after Brentwood Forest! This upstairs, end unit offers added privacy and more square footage than most. The updated kitchen with granite countertops opens to a separate dining space, and the wood-burning fireplace with built-in bookshelves adds the perfect cozy touch. Updated bath, newer carpet, newer washer and dryer, and a new composite deck mean you can truly move right in. Enjoy generous storage, plus access to a clubhouse, two pools, tennis courts, and beautiful green space - all just minutes from highways, shopping, dining, and entertainment. Smart start. Incredible location.

7. 2026-02-25
   historical $189,900 775-char remark

   Show marketing remark (775 chars)

   *Brentwood Forest is now officially reapproved for Fannie Mae lending!* If you’ve been waiting for the right first place to call home - this is it. Rare larger floor plan in sought-after Brentwood Forest! This upstairs, end unit offers added privacy and more square footage than most. The updated kitchen with granite countertops opens to a separate dining space, and the wood-burning fireplace with built-in bookshelves adds the perfect cozy touch. Updated bath, newer carpet, newer washer and dryer, and a new composite deck mean you can truly move right in. Enjoy generous storage, plus access to a clubhouse, two pools, tennis courts, and beautiful green space - all just minutes from highways, shopping, dining, and entertainment. Smart start. Incredible location.

8. 2015-02-17
   soldstatus
9. 2005-07-26
   soldstatus $170,000
10. 2003-08-18
    soldstatus $164,000
11. 1999-09-02
    soldstatus $90,000
12. 1995-02-09
    soldstatus $71,000

ⓘ 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: $2,317 · $193/mo
• Projected year-2 tax: $2,317 · $193/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,318
• − Mortgage interest: −$9,517
• − Property taxes: −$2,317
• − Insurance: −$850
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − HOA: −$4,824
• − Depreciation: −$4,943
• Taxable loss: −$3,703
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $-163/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: Brentwood
• NCES district ID: 2905880
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $69,522
• Composite: 57.51/100
• National rank: #1069
• State rank: #4 of 324 in MO

Livability — Brentwood

• Score: 84/100
• State rank: #6
• US rank: #689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, MO
• County: Saint Louis County · 888,823 people
• City population: 9,505
• Metro: St. Louis, MO-IL
• Population (ZIP): 9,505
• Household income: $104,438
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 310.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Asian 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 11% · China, Canada, South Korea
• Languages at home: 91% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -411.33%
• Current HPI: 207.0145
• Rent YoY: ▲ 1.49%
• 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

+139.3% since first listed

12 events — show timeline

• 2026-05-05 Pending — MARIS as Distributed by MLS Grid
• 2026-04-30 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2026-04-08 Price Changed $174,900 MARIS as Distributed by MLS Grid
• 2026-03-24 Price Changed $177,900 MARIS as Distributed by MLS Grid
• 2026-03-10 Price Changed $183,500 MARIS as Distributed by MLS Grid
• 2026-02-27 Listed $189,900 MARIS as Distributed by MLS Grid
• 2026-02-25 Coming Soon $189,900 MARIS as Distributed by MLS Grid
• 2015-02-17 Sold (Public Records) — Public Records
• 2005-07-26 Sold (Public Records) $170,000 Public Records
• 2003-08-18 Sold (Public Records) $164,000 Public Records
• 1999-09-02 Sold (Public Records) $90,000 Public Records
• 1995-02-09 Sold (Public Records) $71,000 Public Records

Property tax history

+3.4%/yr

Latest (2022): $2,317 · +0.8% YoY. Source: county tax records.