4 Delcrest Ct #104 · University City, MO 63124

$151,900

2 bd · 1.0 ba · 1,100 sqft · Condo public records · 214 Days on market

Built 1957 $138/sqft · at area comps Est $159k · at est. $491/mo HOA · 27% 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 +12.4/30.0
• ARV discount +9.4/15.0
• 1% rule +7.1/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a quiet cul-de-sac, this two-bedroom condo—with the convenience of an IN-UNIT LAUNDRY HOOK-UP—offers a lifestyle of comfort, ease, and modern style. Its central location provides quick access to I-170, Downtown Clayton, Forest Park, Washington University, and the vibrant shopping and dining options along Delmar Boulevard. Recent improvements, including new flooring, a new stove, and a new dishwasher, enhance both functionality and appeal. The condominium features two well-sized bedrooms, a bright and light kitchen, a full bathroom, and abundant natural light throughout. An open and inviting living room with an oversized picture window overlooks the front yard, complemented by a spacious dining room and a generous walk-in closet. Additional perks include secure, assigned garage parking for one car—rounding out a truly desirable opportunity for convenient, stylish living. Passed the University City Occupancy Inspection. Ready for you!

Key facts

• New stove
• Central location
• New flooring

Tags

• IN-UNIT LAUNDRY HOOKUP
• CENTRAL LOCATION
• QUICK ACCESS TO I-170
• RECENT IMPROVEMENTS
• NEW FLOORING
• NEW STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $152k.

Deal economics

• At list price, monthly cash flow is $-24 ($-287/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (2.8% below list).
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.4% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Flynn Park Elem. (math 32% / reading 47%, grade F, #537 of 1,115 statewide, top 53%, 324 students, 100% FRL); Brittany Woods (math 15% / reading 20%, grade F, #350 of 391 statewide, top 90%, 532 students, 100% FRL); University City Sr. High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 726 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($194k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $152k implies a 234% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,672 (12.0% 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 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — 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 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?
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: 1.21% ✓
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 6.9

CMA / ARV

• ARV (median comp): $158,572
• List price: $151,900
• Delta: -4.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-25,845
• Equity at exit: $22,649

10-year hold

• IRR: -8.7%
• Equity multiple: 0.45×
• Total profit: $-23,283
• Equity at exit: $13,134

Cash invested: $42,532 (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 63124

• Active inventory: 59
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$797
• Tax from tax record: −$127 /mo · $1,528/yr
• Insurance: −$63
• HOA: −$491
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-24

Break-even live

Break-even rent $1,871

Max offer price $147,678

Occupancy floor 96%

Sensitivity live

Price	-10% $62	-5% $19	+0% $-24	+5% $-67	+10% $-110
Rent	-10% $-169	-5% $-97	+0% $-24	+5% $49	+10% $122
Rate	-1.0pp $53	-0.5pp $15	base $-24	+0.5pp $-63	+1.0pp $-103

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: $37,975
• Closing costs: $4,557
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8342 Delcrest Dr Saint Louis, MO	1.0–3.0	1.0–2.0	1089	$2,326	$2.13	0d	16	0.11mi
8241 Delmar Blvd Apt 2E St. Louis, MO	2.0	1.0	1100	$1,175	$1.07	16d	1	0.21mi
8400 Delmar Blvd St. Louis, MO	3.0	1.0–2.0	1006	$2,967	$2.95	0d	8	0.23mi
8500 Maryland Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1156	$3,216	$2.78	0d	17	0.38mi
8650 Kingsbridge Dr St. Louis, MO	2.0–3.0	1.0	887	$1,150	$1.30	0d	9	0.57mi
8701 Delmar Blvd Unit 8701-3D Delmar St. Louis, MO	3.0	2.0	1450	$1,595	$1.10	45d	1	0.59mi
41 Brighton Way Unit 2N Clayton, MO	2.0	1.0	900	$1,600	$1.78	19d	1	0.61mi
1 Heartwoods Ct Unit A St. Louis, MO	2.0	1.0	850	$1,495	$1.76	16d	1	0.64mi
910 N McKnight Rd St. Louis, MO	2.0	2.0	1400	$2,500	$1.79	0d	1	0.67mi
8669 Old Towne Dr St. Louis, MO	1.0–2.0	1.0–2.0	1185	$1,874	$1.58	0d	9	0.88mi
7812 Drexel Dr Saint Louis, MO	2.0	1.0	1100	$1,450	$1.32	0d	1	0.93mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	25d	1	0.97mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	14d	1	0.98mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	45d	1	1.11mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,297	$1.20	0d	1	1.12mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	45d	1	1.19mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	18d	1	1.29mi
8154 Whitburn Dr Unit 2W Clayton, MO	2.0	1.0	1160	$1,550	$1.34	45d	1	1.32mi
8154 Whitburn Dr Saint Louis, MO	2.0	1.0	1296	$1,650	$1.27	19d	1	1.32mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	16d	1	1.35mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	19d	1	1.39mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	25d	1	1.40mi
1150 N Price Rd St. Louis, MO	1.0–3.0	1.0–2.0	999	$2,758	$2.76	0d	150	1.47mi

HOA detail condo

• Monthly dues: $491 · $5,892/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $151,900 Active 214 DOM
2. 2026-06-18
   days on market $151,900 Active 211 DOM
3. 2026-06-17
   days on market $151,900 Active 210 DOM
4. 2026-06-16
   days on market $151,900 Active 209 DOM
5. 2026-06-15
   days on market $151,900 Active 208 DOM
6. 2026-06-13
   days on market $151,900 Active 206 DOM
7. 2026-06-13
   days on market $151,900 Active 205 DOM
8. 2026-06-09
   days on market $151,900 Active 202 DOM
9. 2026-06-08
   days on market $151,900 Active 201 DOM
10. 2026-06-07
    pricedays on market $151,900 Active 200 DOM
11. 2026-06-05
    days on market $153,900 Active 197 DOM
12. 2026-06-03
    days on market $153,900 Active 196 DOM
13. 2026-06-02
    days on market $153,900 Active 195 DOM
14. 2026-06-01
    days on market $153,900 Active 194 DOM
15. 2026-05-31
    days on market $153,900 Active 193 DOM
16. 2026-03-12
    price $153,900 976-char remark

    Show marketing remark (976 chars)

    Situated on a quiet cul-de-sac, this two-bedroom condo—with the convenience of an IN-UNIT LAUNDRY HOOK-UP—offers a lifestyle of comfort, ease, and modern style. Its central location provides quick access to I-170, Downtown Clayton, Forest Park, Washington University, and the vibrant shopping and dining options along Delmar Boulevard. Recent improvements, including new flooring, a new stove, and a new dishwasher, enhance both functionality and appeal. The condominium features two well-sized bedrooms, a bright and light kitchen, a full bathroom, and abundant natural light throughout. An open and inviting living room with an oversized picture window overlooks the front yard, complemented by a spacious dining room and a generous walk-in closet. Additional perks include secure, assigned garage parking for one car—rounding out a truly desirable opportunity for convenient, stylish living. Passed the University City Occupancy Inspection. Ready for you!

17. 2026-01-27
    status Active 976-char remark

    Show marketing remark (976 chars)

    Situated on a quiet cul-de-sac, this two-bedroom condo—with the convenience of an IN-UNIT LAUNDRY HOOK-UP—offers a lifestyle of comfort, ease, and modern style. Its central location provides quick access to I-170, Downtown Clayton, Forest Park, Washington University, and the vibrant shopping and dining options along Delmar Boulevard. Recent improvements, including new flooring, a new stove, and a new dishwasher, enhance both functionality and appeal. The condominium features two well-sized bedrooms, a bright and light kitchen, a full bathroom, and abundant natural light throughout. An open and inviting living room with an oversized picture window overlooks the front yard, complemented by a spacious dining room and a generous walk-in closet. Additional perks include secure, assigned garage parking for one car—rounding out a truly desirable opportunity for convenient, stylish living. Passed the University City Occupancy Inspection. Ready for you!

18. 2026-01-14
    historical Active Under Contract 976-char remark

    Show marketing remark (976 chars)

    Situated on a quiet cul-de-sac, this two-bedroom condo—with the convenience of an IN-UNIT LAUNDRY HOOK-UP—offers a lifestyle of comfort, ease, and modern style. Its central location provides quick access to I-170, Downtown Clayton, Forest Park, Washington University, and the vibrant shopping and dining options along Delmar Boulevard. Recent improvements, including new flooring, a new stove, and a new dishwasher, enhance both functionality and appeal. The condominium features two well-sized bedrooms, a bright and light kitchen, a full bathroom, and abundant natural light throughout. An open and inviting living room with an oversized picture window overlooks the front yard, complemented by a spacious dining room and a generous walk-in closet. Additional perks include secure, assigned garage parking for one car—rounding out a truly desirable opportunity for convenient, stylish living. Passed the University City Occupancy Inspection. Ready for you!

19. 2025-11-19
    listed $159,900 Active 976-char remark

    Show marketing remark (976 chars)

    Situated on a quiet cul-de-sac, this two-bedroom condo—with the convenience of an IN-UNIT LAUNDRY HOOK-UP—offers a lifestyle of comfort, ease, and modern style. Its central location provides quick access to I-170, Downtown Clayton, Forest Park, Washington University, and the vibrant shopping and dining options along Delmar Boulevard. Recent improvements, including new flooring, a new stove, and a new dishwasher, enhance both functionality and appeal. The condominium features two well-sized bedrooms, a bright and light kitchen, a full bathroom, and abundant natural light throughout. An open and inviting living room with an oversized picture window overlooks the front yard, complemented by a spacious dining room and a generous walk-in closet. Additional perks include secure, assigned garage parking for one car—rounding out a truly desirable opportunity for convenient, stylish living. Passed the University City Occupancy Inspection. Ready for you!

20. 1994-09-01
    soldstatus $45,500

ⓘ 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: $1,528 · $127/mo
• Projected year-2 tax: $1,528 · $127/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $22,091
• − Mortgage interest: −$8,509
• − Property taxes: −$1,528
• − Insurance: −$760
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − HOA: −$5,892
• − Depreciation: −$4,419
• Taxable loss: −$2,551
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $325/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 10,839
• Household income: $193,942
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 203.0

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 (85%)
• Race & ethnicity: White 85% Asian 6% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 6% Iranian 4% Scotch-Irish 3%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 89% English-only · Other Indo-European 3% Other Asian/Pacific 2% Chinese 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: ▼ -262.85%
• Current HPI: 211.878
• Rent YoY: —
• 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

+238.2% since first listed

5 events — show timeline

• 2026-03-12 Price Changed $153,900 MARIS as Distributed by MLS Grid
• 2026-01-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-14 Contingent — MARIS as Distributed by MLS Grid
• 2025-11-19 Listed $159,900 MARIS as Distributed by MLS Grid
• 1994-09-01 Sold (Public Records) $45,500 Public Records

Property tax history

+2.5%/yr

Latest (2022): $1,528 · +1.0% YoY. Source: county tax records.