1111 Sandstone Dr · Creve Coeur, MO 63146

$349,900

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 4 Days on market

Built 1965 10,624 sqft lot Est $331k · 6% over $4/mo HOA

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +5.1/10.0
• ARV discount +5.0/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Rent growth +1.8/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

!!STUNNING RENOVATION on this LARGE 3 bed, 3 bath Ranch Home in Parkway Schools. Additional sleeping area in finished lower level. Over 2000 sq ft of REMODELED LIVING SPACE. Custom NEW KITCHEN featuring BRAND NEW OAK CABINETS, NEW CUSTOM GRANITE COUNTER TOPS, KITCHEN ISLAND, NEW under mount 60/40 sink, and tile floor. BRAND NEW STAINLESS APPLIANCES including REFRIGERATOR, RANGE, MICROWAVE, & DISHWASHER. Beautiful Refinished Hardwood Floors and 6 panel doors throughout house. Upstairs has 2 UPDATED BATHS with tile floors,BRAND New Granite Vanities. Beautiful Master Bedroom with en-suite bath. Dining room with custom WAINSCOTING, and large living room with natural light. Family room with beautiful FIREPLACE. HUGE WOOD DECK provides fantastic entertaining area. Spectacular Finished Basement with New Carpet in the LARGE FAMILY ROOM, and EXTRA SLEEPING AREA +3RD BATHROOM. 2 CAR GARAGE WITH ELECTRIC OPENER Seller is a licensed Missouri Real Estate Broker.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1965

Property features AI

Finance

• Other: Living area reported as 2,360 total (1,520 above grade, 840 below grade)
• Financial info: Lease not considered
• HOA & community: Huntington community association; Common grounds and picnic area; Annual association fee of $50 that covers grounds maintenance and snow removal

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas connected
• Home design: Single family residence; One level
• Construction: Vinyl siding
• Exterior features: Fenced yard; Level lot

Interior

• Kitchen: Kitchen (13 x 11)
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms on the main level; One half bathroom in the lower level
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Family room fireplace; Partially finished basement with sleeping area and a bathroom; 10 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (34.2% below list).
• Recommended offer: $230k (34.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.7% in Creve Coeur — 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 81/100 on livability (#16 in MO, #1,519 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, commute A-; Watch: amenities C-, cost of living F.
• Parkway C-2 (suburban): math 49% / reading 62% proficiency, ranked #18 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Ross Elem. (math 27% / reading 42%, grade F, #676 of 1,115 statewide, top 66%, 385 students, 32% FRL); Northeast Middle (math 33% / reading 47%, grade F, #185 of 391 statewide, top 48%, 703 students, 24% FRL); North High (math 35% / reading 70%, grade C-, #89 of 521 statewide, top 17%, 1,074 students, 34% FRL) — zoned schools average 30% FRL vs 14% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 56% district-wide (-13 pts) — the specific schools serving this property underperform the Parkway C-2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 173 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• This rent runs 33% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $207k; list at $350k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $230,307 (34.2% 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. Built in 1965 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.03%
• DSCR: 0.78
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $331,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1072 King Carey Dr	0.15mi	3/3.0	1,492 (-2%)	6mo	$270,000	$181	81
1033 Mackinac Dr	0.27mi	3/3.0	1,484 (-2%)	4mo	$330,000	$222	76
12174 Lake Meade Dr	0.51mi	3/2.0	1,484 (-2%)	2mo	$330,000	$222	71
1000 Mackinac Dr	0.34mi	3/3.0	1,574 (+4%)	5mo	$342,500	$218	70
1019 Orchard Lakes Dr	0.40mi	3/2.0	1,614 (+6%)	6mo	$325,000	$201	66
1025 Fashion Sq	0.31mi	3/2.0	1,399 (-8%)	12mo	$300,000	$214	62
12146 Lake Constance Dr	0.43mi	4/2.0 (+1)	1,588 (+4%)	12mo	$399,900	$252	57
920 Tempo Dr	0.38mi	3/2.0	1,322 (-13%)	6mo	$239,000	$181	56
12167 Plainsman Dr	0.60mi	3/2.0	1,396 (-8%)	7mo	$325,000	$233	53
12430 Impact Dr	0.41mi	4/2.5 (+1)	1,682 (+11%)	7mo	$349,900	$208	50
12586 Sunview Dr	0.56mi	4/3.0 (+1)	1,414 (-7%)	4mo	$400,000	$283	50
1562 Eastham Dr	0.69mi	3/2.0	1,680 (+10%)	8mo	$325,000	$193	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.61×
• Total profit: $157,556
• Equity at exit: $315,218

10-year hold

• IRR: 17.7%
• Equity multiple: 5.82×
• Total profit: $472,319
• Equity at exit: $679,779

Cash invested: $97,972 (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 63146

• Home prices YoY: 4.9%
• Rents YoY: -3.0%
• Active inventory: 173
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,303 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$246 /mo · $2,949/yr
• Insurance: −$146
• HOA: −$4
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-411

Break-even live

Break-even rent $2,823

Max offer price $277,290

Occupancy floor —

Sensitivity live

Price	-10% $-213	-5% $-312	+0% $-411	+5% $-510	+10% $-609
Rent	-10% $-593	-5% $-502	+0% $-411	+5% $-320	+10% $-229
Rate	-1.0pp $-235	-0.5pp $-322	base $-411	+0.5pp $-502	+1.0pp $-594

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1145 Mackinac Dr Saint Louis, MO	4.0	2.5	1588	$2,490	$1.57	0d	1	0.37mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,131	$1.36	0d	1	0.40mi
12533 Starspur Ln Saint Louis, MO	4.0	4.0	1982	$2,795	$1.41	5d	1	0.45mi
807 Cross Creek Dr Creve Coeur, MO	3.0	1.0–2.5	1066	$1,989	$1.86	0d	36	0.52mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,695	$1.90	12d	5	0.64mi
1638 Prestonpark Ln Saint Louis, MO	3.0	2.5	1734	$2,610	$1.51	45d	1	0.75mi
1308 Palm Ridge Ct Saint Louis, MO	3.0	2.0	1652	$2,400	$1.45	0d	1	0.84mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,867	$2.85	0d	10	1.09mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$3,091	$2.85	0d	6	1.10mi
11864 Featherwood Dr Saint Louis, MO	3.0	3.0	1460	$2,600	$1.78	0d	1	1.14mi
11164 De Malle Dr Saint Louis, MO	3.0	2.5	1146	$2,475	$2.16	13d	1	1.26mi
12806 Willowyck Dr Saint Louis, MO	3.0	2.0	1456	$2,500	$1.72	45d	1	1.29mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$2,128	$2.14	0d	24	1.40mi
11752 Russet Meadow Dr Saint Louis, MO	3.0	2.5	1578	$2,000	$1.27	5d	1	1.48mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: electric

Listing history 6 events

1. 2026-06-17
   status $349,900 Pending 4 DOM
2. 2026-06-16
   days on market $349,900 Active 4 DOM
3. 2026-06-15
   days on market $349,900 Active 3 DOM
4. 2026-06-13
   status $349,900 Active 1 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $349,900 Pending 1 DOM

ⓘ 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: $2,949 · $246/mo
• Projected year-2 tax: $3,394 · $283/mo
• Expected delta: +$445/yr (+$37/mo · 15.1%)

ⓘ 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: $27,637
• − Mortgage interest: −$19,600
• − Property taxes: −$2,949
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − HOA: −$48
• − Depreciation: −$10,179
• Taxable loss: −$11,310
• Est. tax savings @ 24.0%: +$2,714
• After-tax cash flow: $-2,218/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: Parkway C-2
• NCES district ID: 2923580
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 62% ▼ -2.00%
• Median HH income: $83,551
• Composite: 50.5/100
• National rank: #1851
• State rank: #18 of 324 in MO

Livability — Creve Coeur

• Score: 81/100
• State rank: #16
• US rank: #1519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 20,932
• Metro: St. Louis, MO-IL
• Population (ZIP): 30,678
• Household income: $84,756
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1156.0

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 0.56)
• Race & ethnicity: White 63% Asian 17% Black 13% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 2%
• Foreign-born: 19% · China, South Korea, Canada
• Languages at home: 79% English-only · Other Asian/Pacific 7% Other Indo-European 4% Chinese 3%

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: ▲ 33.10%
• Current HPI: 711.49
• Rent YoY: ▼ -2.96%
• 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

+139.7% since first listed

9 events — show timeline

• 2026-06-06 Pending — MARIS as Distributed by MLS Grid
• 2026-06-05 Listed $349,900 MARIS as Distributed by MLS Grid
• 2026-06-04 Coming Soon $349,900 MARIS as Distributed by MLS Grid
• 2013-11-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-10-25 Listed $204,900 MARIS as Distributed by MLS Grid
• 2005-08-19 Sold (Public Records) $207,000 Public Records
• 1999-09-03 Sold (Public Records) $146,000 Public Records
• 1995-05-08 Sold (Public Records) — Public Records
• 1995-05-08 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2022): $2,949 · +0.7% YoY. Source: county tax records.