9028 Cardinal Ter · Brentwood, MO 63144

$160,000

2 bd · 1.0 ba · 909 sqft · Condo public records · 62 Days on market

Built 1950 $176/sqft · 22% below area Est $206k · 22% under $363/mo HOA · 21% of rent

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Why this score? — see what drove the C- 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 +11.4/30.0
• 1% rule +6.0/10.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great News!!!! Fannie Mae Lending is Reapproved for the Brentwood Forest Condo community!!! Great location in the iconic Brentwood Forest condominium complex! Easy access to the hiway and roadway! Get to Clayton, DT Wash U, Kingshighway hospitals, CWE, or on to SLU and south city hospitals! Lot's of versatility for transportation routes. Yet, lots of open space, walking paths, pool, club house options within the Brentwood Forest community. This first floor, updated, 2 bedroom 1 bath with a large deck is a great place to unwind or work from home. Seller is offering to buyer, $1,000.00 credit at closing, for replacement refrigerator. 9028 Cardinal Terrace has passed the Brentwood resale inspection. Ready for a new owner! A Choice Plus Home Warranty is placed on the property, it includes coverage of the washer and dryer. A new assessment was leaved this week, 4/8/26. The monthly condo fee is $363.00, plus an 8 month assessment of $496.00.

Key facts

• Large deck
• Open space
• Pool

Tags

• OPEN SPACE
• WALKING PATHS
• POOL
• CLUB HOUSE OPTIONS
• LARGE DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-55 ($-661/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (6.1% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.1% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.8% in Brentwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 84/100 on livability (#6 in MO, #689 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, housing A+; 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.
• Market conditions: Rents rising (+1.5%/yr); 128 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 21% 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 $150,266 (6.1% 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 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.10% ✓
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 7.6

CMA / ARV

• ARV (median comp): $205,992
• List price: $160,000
• Delta: -22.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-31,836
• Equity at exit: $23,857

10-year hold

• IRR: -18.9%
• Equity multiple: 0.07×
• Total profit: $-41,776
• Equity at exit: $13,834

Cash invested: $44,800 (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: 128
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$839
• Tax from tax record: −$178 /mo · $2,130/yr
• Insurance: −$67
• HOA: −$363
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-55

Break-even live

Break-even rent $1,831

Max offer price $150,266

Occupancy floor 98%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	43d	1	0.03mi
1607 Redbird Cv Saint Louis, MO	2.0	1.0	946	$2,038	$2.15	1d	1	0.05mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	43d	1	0.14mi
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	10d	1	0.18mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	43d	1	0.22mi
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	43d	1	0.23mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,105	$1.81	1d	19	0.41mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	43d	1	0.82mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	7d	1	0.87mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	7d	1	0.88mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,249	$1.60	1d	4	1.05mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	1d	1	1.08mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	43d	1	1.15mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	2d	12	1.18mi
1034 N Rock Hill Rd Saint Louis, MO	2.0	1.0	696	$1,650	$2.37	43d	1	1.27mi
7570 Oxford Dr Apt 2S Clayton, MO	2.0	1.0	1100	$2,600	$2.36	1d	1	1.40mi
7828 Laclede Forest Dr Maplewood, MO	1.0–2.0	1.0	725	$1,345	$1.86	3d	2	1.40mi
927 N Elm Ave Saint Louis, MO	3.0	1.0	828	$1,800	$2.17	20d	1	1.43mi
7784 W Bruno Ave Saint Louis, MO	2.0	1.0	900	$950	$1.06	43d	1	1.43mi
7720 Gissler Ave Unit 1E Richmond Heights, MO	1.0	1.0	900	$925	$1.03	43d	1	1.48mi
7553 Buckingham Dr Clayton, MO	2.0	1.0	900	$1,695	$1.88	43d	1	1.48mi
7530 Buckingham Dr Saint Louis, MO	1.0	1.0	800	$900	$1.12	43d	1	1.50mi

HOA detail condo

• Monthly dues: $363 · $4,356/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $160,000 Active 62 DOM
2. 2026-06-17
   days on market $160,000 Active 61 DOM
3. 2026-06-16
   days on market $160,000 Active 60 DOM
4. 2026-06-15
   days on market $160,000 Active 59 DOM
5. 2026-06-13
   days on market $160,000 Active 57 DOM
6. 2026-06-13
   days on market $160,000 Active 56 DOM
7. 2026-06-09
   days on market $160,000 Active 53 DOM
8. 2026-06-08
   days on market $160,000 Active 52 DOM
9. 2026-06-07
   days on market $160,000 Active 51 DOM
10. 2026-06-03
    days on market $160,000 Active 47 DOM
11. 2026-06-02
    days on market $160,000 Active 46 DOM
12. 2026-06-01
    days on market $160,000 Active 45 DOM
13. 2026-05-31
    days on market $160,000 Active 44 DOM
14. 2026-04-22
    status Active 964-char remark

    Show marketing remark (964 chars)

    Great News!!!! Fannie Mae Lending is Reapproved for the Brentwood Forest Condo community!!! Great location in the iconic Brentwood Forest condominium complex! Easy access to the hiway and roadway! Get to Clayton, DT Wash U, Kingshighway hospitals, CWE, or on to SLU and south city hospitals! Lot's of versatility for transportation routes. Yet, lots of open space, walking paths, pool, club house options within the Brentwood Forest community. This first floor, updated, 2 bedroom 1 bath with a large deck is a great place to unwind or work from home. Seller is offering to buyer, $1,000.00 credit at closing, for replacement refrigerator. 9028 Cardinal Terrace has passed the Brentwood resale inspection. Ready for a new owner! A Choice Plus Home Warranty is placed on the property, it includes coverage of the washer and dryer. A new assessment was leaved this week, 4/8/26. The monthly condo fee is $363.00, plus an 8 month assessment of $496.00.

15. 2026-04-10
    listed $160,000 Active 964-char remark

    Show marketing remark (964 chars)

    Great News!!!! Fannie Mae Lending is Reapproved for the Brentwood Forest Condo community!!! Great location in the iconic Brentwood Forest condominium complex! Easy access to the hiway and roadway! Get to Clayton, DT Wash U, Kingshighway hospitals, CWE, or on to SLU and south city hospitals! Lot's of versatility for transportation routes. Yet, lots of open space, walking paths, pool, club house options within the Brentwood Forest community. This first floor, updated, 2 bedroom 1 bath with a large deck is a great place to unwind or work from home. Seller is offering to buyer, $1,000.00 credit at closing, for replacement refrigerator. 9028 Cardinal Terrace has passed the Brentwood resale inspection. Ready for a new owner! A Choice Plus Home Warranty is placed on the property, it includes coverage of the washer and dryer. A new assessment was leaved this week, 4/8/26. The monthly condo fee is $363.00, plus an 8 month assessment of $496.00.

16. 2022-03-31
    soldstatus $210,000
17. 2022-03-29
    soldstatus Closed 645-char remark

    Show marketing remark (645 chars)

    Welcome to your spacious 2 bed 1 bath condo in Brentwood Forest! Upon entering this end unit you are greeted by the abundance of natural light and gleaming hardwood floors. The kitchen features butcher block counter tops, updated appliances, fresh backsplash and pristine white cabinetry. Enjoy your morning coffee and plenty of sunshine from the dining room with sliding glass door. In the Master Bedroom, find ample storage and access to your large back deck overlooking a lush open green space. A second bedroom and full bath with tub/shower combo complete this beautiful unit. This community also features a Clubhouse, Tennis Court and Pool!

18. 2022-02-01
    status Pending 645-char remark

    Show marketing remark (645 chars)

    Welcome to your spacious 2 bed 1 bath condo in Brentwood Forest! Upon entering this end unit you are greeted by the abundance of natural light and gleaming hardwood floors. The kitchen features butcher block counter tops, updated appliances, fresh backsplash and pristine white cabinetry. Enjoy your morning coffee and plenty of sunshine from the dining room with sliding glass door. In the Master Bedroom, find ample storage and access to your large back deck overlooking a lush open green space. A second bedroom and full bath with tub/shower combo complete this beautiful unit. This community also features a Clubhouse, Tennis Court and Pool!

19. 2022-01-27
    status Active 645-char remark

    Show marketing remark (645 chars)

    Welcome to your spacious 2 bed 1 bath condo in Brentwood Forest! Upon entering this end unit you are greeted by the abundance of natural light and gleaming hardwood floors. The kitchen features butcher block counter tops, updated appliances, fresh backsplash and pristine white cabinetry. Enjoy your morning coffee and plenty of sunshine from the dining room with sliding glass door. In the Master Bedroom, find ample storage and access to your large back deck overlooking a lush open green space. A second bedroom and full bath with tub/shower combo complete this beautiful unit. This community also features a Clubhouse, Tennis Court and Pool!

20. 2022-01-17
    status Pending 645-char remark

    Show marketing remark (645 chars)

    Welcome to your spacious 2 bed 1 bath condo in Brentwood Forest! Upon entering this end unit you are greeted by the abundance of natural light and gleaming hardwood floors. The kitchen features butcher block counter tops, updated appliances, fresh backsplash and pristine white cabinetry. Enjoy your morning coffee and plenty of sunshine from the dining room with sliding glass door. In the Master Bedroom, find ample storage and access to your large back deck overlooking a lush open green space. A second bedroom and full bath with tub/shower combo complete this beautiful unit. This community also features a Clubhouse, Tennis Court and Pool!

21. 2022-01-12
    listed $219,000 Active 645-char remark

    Show marketing remark (645 chars)

    Welcome to your spacious 2 bed 1 bath condo in Brentwood Forest! Upon entering this end unit you are greeted by the abundance of natural light and gleaming hardwood floors. The kitchen features butcher block counter tops, updated appliances, fresh backsplash and pristine white cabinetry. Enjoy your morning coffee and plenty of sunshine from the dining room with sliding glass door. In the Master Bedroom, find ample storage and access to your large back deck overlooking a lush open green space. A second bedroom and full bath with tub/shower combo complete this beautiful unit. This community also features a Clubhouse, Tennis Court and Pool!

22. 2002-09-10
    soldstatus $134,900
23. 1996-06-04
    soldstatus $66,000

ⓘ 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: $2,130 · $178/mo
• Projected year-2 tax: $2,130 · $178/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: $21,132
• − Mortgage interest: −$8,962
• − Property taxes: −$2,130
• − Insurance: −$800
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − HOA: −$4,356
• − Depreciation: −$4,655
• Taxable loss: −$3,153
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $96/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

+142.4% since first listed

10 events — show timeline

• 2026-04-22 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-10 Listed $160,000 MARIS as Distributed by MLS Grid
• 2022-03-31 Sold (Public Records) $210,000 Public Records
• 2022-03-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-02-01 Pending — MARIS as Distributed by MLS Grid
• 2022-01-27 Relisted — MARIS as Distributed by MLS Grid
• 2022-01-17 Pending — MARIS as Distributed by MLS Grid
• 2022-01-12 Listed $219,000 MARIS as Distributed by MLS Grid
• 2002-09-10 Sold (Public Records) $134,900 Public Records
• 1996-06-04 Sold (Public Records) $66,000 Public Records

Property tax history

+3.0%/yr

Latest (2022): $2,130 · +0.8% YoY. Source: county tax records.