3 Delcrest Ct #102 · University City, MO 63124

$144,900

2 bd · 1.0 ba · 1,100 sqft · Condo public records · 102 Days on market

Built 1957 $132/sqft · 7% below area Est $156k · 7% under $484/mo HOA · 24% 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).

• Cash flow +18.2/30.0
• ARV discount +10.7/15.0
• 1% rule +8.8/10.0
• DSCR +5.7/10.0
• 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

Enjoy easy living in this inviting 2-bedroom, 1-bath first-floor condo located in the sought-after University City School District. Tucked away on a secluded, private street ending in a quiet cul-de-sac, this charming garden-style residence is situated in a quaint two-story building, offering both comfort and privacy. Positioned on the first floor, the unit’s windows face the rear yard of the building—away from the cul-de-sac—providing a peaceful and private backdrop. The apartment welcomes you into a bright living area to the right and a separate dining room to the left—ideal for everyday meals or entertaining guests. The spacious eat-in kitchen features a gas stove, perfect for cooking enthusiasts, along with a practical layout that flows seamlessly through the home. Both bedrooms are generously sized. The full bathroom is conveniently located near the bedrooms. Laundry facilities are located in the basement and are shared by all owners in the building. Additional highlights include one assigned garage parking space underneath the building. Located just minutes from Highways 170 and 64/40, and close to Clayton’s shops and restaurants, this condo combines tranquility with unbeatable accessibility.

Key facts

• Quiet cul-de-sac
• Rear yard
• Private street

Tags

• FIRST FLOOR CONDO
• PRIVATE STREET
• QUIET CUL-DE-SAC
• GARDEN STYLE RESIDENCE
• TWO STORY BUILDING
• REAR YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.7% 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.
• Market conditions: 59 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 12% 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 24% 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 $131,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.38% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 6.1

CMA / ARV

• ARV (median comp): $155,809
• List price: $144,900
• Delta: -7.00%
• 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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-14,892
• Equity at exit: $21,605

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,068
• Equity at exit: $12,528

Cash invested: $40,572 (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 63124

• Active inventory: 59
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$760
• Tax from tax record: −$142 /mo · $1,700/yr
• Insurance: −$60
• HOA: −$484
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $130

Break-even live

Break-even rent $1,830

Max offer price $144,900

Occupancy floor 88%

Sensitivity live

Price	-10% $212	-5% $171	+0% $130	+5% $89	+10% $48
Rent	-10% $-28	-5% $51	+0% $130	+5% $209	+10% $288
Rate	-1.0pp $203	-0.5pp $167	base $130	+0.5pp $93	+1.0pp $54

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	$2,342	$2.15	2d	16	0.07mi
8400 Delmar Blvd St. Louis, MO	3.0	1.0–2.0	1006	$2,967	$2.95	2d	8	0.19mi
8241 Delmar Blvd Apt 2E St. Louis, MO	2.0	1.0	1100	$1,175	$1.07	15d	1	0.23mi
8500 Maryland Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1156	$3,276	$2.83	2d	20	0.40mi
8680 Delmar Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	910	$3,325	$3.65	2d	14	0.46mi
8650 Kingsbridge Dr St. Louis, MO	1.0–2.0	1.0	660	$1,450	$2.20	3d	10	0.53mi
8701 Delmar Blvd Unit 8701-3D Delmar St. Louis, MO	3.0	2.0	1450	$1,595	$1.10	44d	1	0.54mi
1 Heartwoods Ct Unit A St. Louis, MO	2.0	1.0	850	$1,495	$1.76	15d	1	0.59mi
41 Brighton Way Unit 2N Clayton, MO	2.0	1.0	900	$1,600	$1.78	18d	1	0.64mi
910 N McKnight Rd St. Louis, MO	2.0	2.0	1400	$2,500	$1.79	2d	1	0.65mi
8669 Old Towne Dr St. Louis, MO	1.0–3.0	1.0–2.0	1335	$1,602	$1.20	2d	9	0.86mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	24d	1	1.01mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	13d	1	1.02mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	44d	1	1.15mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	5d	1	1.16mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	44d	1	1.21mi
9150 Olive Xing St. Louis, MO	1.0–2.0	1.0–2.0	1084	$3,575	$3.30	2d	3	1.25mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	17d	1	1.30mi
8154 Whitburn Dr Saint Louis, MO	2.0	1.0	1296	$1,650	$1.27	18d	1	1.33mi
8154 Whitburn Dr Unit 2W Clayton, MO	2.0	1.0	1160	$1,550	$1.34	44d	1	1.33mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	15d	1	1.38mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	24d	1	1.40mi
1150 N Price Rd St. Louis, MO	1.0–3.0	1.0–2.0	999	$2,758	$2.76	2d	151	1.44mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	18d	1	1.44mi

HOA detail condo

• Monthly dues: $484 · $5,808/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $144,900 Active 102 DOM
2. 2026-06-18
   days on market $144,900 Active 99 DOM
3. 2026-06-17
   days on market $144,900 Active 98 DOM
4. 2026-06-16
   days on market $144,900 Active 97 DOM
5. 2026-06-15
   days on market $144,900 Active 96 DOM
6. 2026-06-13
   days on market $144,900 Active 94 DOM
7. 2026-06-13
   days on market $144,900 Active 93 DOM
8. 2026-06-09
   days on market $144,900 Active 90 DOM
9. 2026-06-08
   days on market $144,900 Active 89 DOM
10. 2026-06-07
    days on market $144,900 Active 88 DOM
11. 2026-06-05
    days on market $144,900 Active 85 DOM
12. 2026-06-03
    days on market $144,900 Active 84 DOM
13. 2026-06-02
    days on market $144,900 Active 83 DOM
14. 2026-06-01
    days on market $144,900 Active 82 DOM
15. 2026-05-31
    days on market $144,900 Active 81 DOM
16. 2026-04-02
    price $144,900 1251-char remark

    Show marketing remark (1251 chars)

    Enjoy easy living in this inviting 2-bedroom, 1-bath first-floor condo located in the sought-after University City School District. Tucked away on a secluded, private street ending in a quiet cul-de-sac, this charming garden-style residence is situated in a quaint two-story building, offering both comfort and privacy. Positioned on the first floor, the unit’s windows face the rear yard of the building—away from the cul-de-sac—providing a peaceful and private backdrop. The apartment welcomes you into a bright living area to the right and a separate dining room to the left—ideal for everyday meals or entertaining guests. The spacious eat-in kitchen features a gas stove, perfect for cooking enthusiasts, along with a practical layout that flows seamlessly through the home. Both bedrooms are generously sized. The full bathroom is conveniently located near the bedrooms. Laundry facilities are located in the basement and are shared by all owners in the building. Additional highlights include one assigned garage parking space underneath the building. Located just minutes from Highways 170 and 64/40, and close to Clayton’s shops and restaurants, this condo combines tranquility with unbeatable accessibility.

17. 2026-03-11
    listed $149,900 Active 1251-char remark

    Show marketing remark (1251 chars)

    Enjoy easy living in this inviting 2-bedroom, 1-bath first-floor condo located in the sought-after University City School District. Tucked away on a secluded, private street ending in a quiet cul-de-sac, this charming garden-style residence is situated in a quaint two-story building, offering both comfort and privacy. Positioned on the first floor, the unit’s windows face the rear yard of the building—away from the cul-de-sac—providing a peaceful and private backdrop. The apartment welcomes you into a bright living area to the right and a separate dining room to the left—ideal for everyday meals or entertaining guests. The spacious eat-in kitchen features a gas stove, perfect for cooking enthusiasts, along with a practical layout that flows seamlessly through the home. Both bedrooms are generously sized. The full bathroom is conveniently located near the bedrooms. Laundry facilities are located in the basement and are shared by all owners in the building. Additional highlights include one assigned garage parking space underneath the building. Located just minutes from Highways 170 and 64/40, and close to Clayton’s shops and restaurants, this condo combines tranquility with unbeatable accessibility.

18. 2019-08-12
    soldstatus $129,900
19. 2019-08-08
    soldstatus Closed 1004-char remark

    Show marketing remark (1004 chars)

    Est. 1957: Newly updated condo close enough to walk to Clayton in minutes! Close to Wash U, BJC & easy access to DT and airport. 1st floor corner unit at back of bldg means windows on 2 sides plus shared walls with just 1 unit! Window views overlook lawn, not street! Cul de sac. Shared underground garage w/1 assigned parking space, interior stairs from garage to unit, storage locker, private washer (as-is) located next to the shared washer/dryers for the bldg. Other units have added laundry inside the unit in breakfast room, walk-in hall closet or utility room. Extensive updates (2019) in this mid-century unit include: electric panel box, ceiling fans, granite counters, almost everything in the kitchen, bathroom vanity, mirror & light. Freshly painted including tub, plus new wood style flrs in all rooms except utility room/bathrm (which has vintage ceramic tile). Working HVAC not replaced - so home warranty included! No dogs, no rentals on new sales, no FHA loans. Great investment!

20. 2019-07-14
    status Pending 1004-char remark

    Show marketing remark (1004 chars)

    Est. 1957: Newly updated condo close enough to walk to Clayton in minutes! Close to Wash U, BJC & easy access to DT and airport. 1st floor corner unit at back of bldg means windows on 2 sides plus shared walls with just 1 unit! Window views overlook lawn, not street! Cul de sac. Shared underground garage w/1 assigned parking space, interior stairs from garage to unit, storage locker, private washer (as-is) located next to the shared washer/dryers for the bldg. Other units have added laundry inside the unit in breakfast room, walk-in hall closet or utility room. Extensive updates (2019) in this mid-century unit include: electric panel box, ceiling fans, granite counters, almost everything in the kitchen, bathroom vanity, mirror & light. Freshly painted including tub, plus new wood style flrs in all rooms except utility room/bathrm (which has vintage ceramic tile). Working HVAC not replaced - so home warranty included! No dogs, no rentals on new sales, no FHA loans. Great investment!

21. 2019-06-28
    historical Active Under Contract 1004-char remark

    Show marketing remark (1004 chars)

    Est. 1957: Newly updated condo close enough to walk to Clayton in minutes! Close to Wash U, BJC & easy access to DT and airport. 1st floor corner unit at back of bldg means windows on 2 sides plus shared walls with just 1 unit! Window views overlook lawn, not street! Cul de sac. Shared underground garage w/1 assigned parking space, interior stairs from garage to unit, storage locker, private washer (as-is) located next to the shared washer/dryers for the bldg. Other units have added laundry inside the unit in breakfast room, walk-in hall closet or utility room. Extensive updates (2019) in this mid-century unit include: electric panel box, ceiling fans, granite counters, almost everything in the kitchen, bathroom vanity, mirror & light. Freshly painted including tub, plus new wood style flrs in all rooms except utility room/bathrm (which has vintage ceramic tile). Working HVAC not replaced - so home warranty included! No dogs, no rentals on new sales, no FHA loans. Great investment!

22. 2019-06-17
    listed $129,900 Active 1004-char remark

    Show marketing remark (1004 chars)

    Est. 1957: Newly updated condo close enough to walk to Clayton in minutes! Close to Wash U, BJC & easy access to DT and airport. 1st floor corner unit at back of bldg means windows on 2 sides plus shared walls with just 1 unit! Window views overlook lawn, not street! Cul de sac. Shared underground garage w/1 assigned parking space, interior stairs from garage to unit, storage locker, private washer (as-is) located next to the shared washer/dryers for the bldg. Other units have added laundry inside the unit in breakfast room, walk-in hall closet or utility room. Extensive updates (2019) in this mid-century unit include: electric panel box, ceiling fans, granite counters, almost everything in the kitchen, bathroom vanity, mirror & light. Freshly painted including tub, plus new wood style flrs in all rooms except utility room/bathrm (which has vintage ceramic tile). Working HVAC not replaced - so home warranty included! No dogs, no rentals on new sales, no FHA loans. Great investment!

23. 2005-03-22
    soldstatus $114,500
24. 2003-08-29
    soldstatus $90,000
25. 1982-08-01
    soldstatus

ⓘ 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: $1,700 · $142/mo
• Projected year-2 tax: $1,700 · $142/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: $23,939
• − Mortgage interest: −$8,117
• − Property taxes: −$1,700
• − Insurance: −$724
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − HOA: −$5,808
• − Depreciation: −$4,215
• Taxable loss: −$456
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $1,670/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

+61.0% since first listed

10 events — show timeline

• 2026-04-02 Price Changed $144,900 MARIS as Distributed by MLS Grid
• 2026-03-11 Listed $149,900 MARIS as Distributed by MLS Grid
• 2019-08-12 Sold (Public Records) $129,900 Public Records
• 2019-08-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-07-14 Pending — MARIS as Distributed by MLS Grid
• 2019-06-28 Contingent — MARIS as Distributed by MLS Grid
• 2019-06-17 Listed $129,900 MARIS as Distributed by MLS Grid
• 2005-03-22 Sold (Public Records) $114,500 Public Records
• 2003-08-29 Sold (Public Records) $90,000 Public Records
• 1982-08-01 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2022): $1,700 · +1.0% YoY. Source: county tax records.