1969 Greenglen #303 · Kirkwood, MO 63122

$144,000

2 bd · 2.0 ba · 929 sqft · Condo public records · 110 Days on market

Built 1967 $425/mo HOA · 25% 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +5.7/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Price!!! Fantastic 2 Bed 2 Bath condo with walk-out to private covered porch. Highlights include Engineered Hardwood Floors, Newer Paint throughout, 6 panel doors, large living room and dining space, nice kitchen with pantry and Refrigerator Included. Primary Master spacious bedroom with private full bath and walk in closet. Large Second Berroom. Private Laundry in Unit, Washer and Dryer Included. Greenbriar Condos Complex is beautifully landscaped, offers a walking path and community pond. The Clubhouse offers a party room with full sized kitchen, fitness center, pool with party cabana and tennis/basketball court. This is really a Wonderful community for everyone with a great location with easy access to highway. Furniture Available upon Request.

Key facts

• Pantry
• Newer flooring
• Large living room

Tags

• PRIVATE COVERED PATIO
• NEWER PAINT
• NEWER FLOORING
• LARGE LIVING ROOM
• DINING SPACE
• PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $144k.

Deal economics

• At list price, monthly cash flow is $-20 ($-237/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (2.4% below list).
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $131k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 2.4% in Kirkwood — 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 78/100 on livability (#27 in MO, #2,478 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: cost of living C-, commute F.
• Kirkwood R-VII (suburban): math 57% / reading 68% proficiency, ranked #5 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: George R. Robinson Elem. (math 47% / reading 63%, grade C, #185 of 1,115 statewide, top 17%, 493 students, 17% FRL); Nipher Middle (math 52% / reading 63%, grade B, #30 of 391 statewide, top 8%, 673 students, 11% FRL); Kirkwood Sr. High (math 72% / reading 79%, grade A-, #3 of 521 statewide, top 0%, 1,775 students, 11% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 214 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 15% of the median local income ($136k/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 $996 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 25% of rent.
• 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 $131,040 (9.0% 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 110 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 1967 — 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: 1.18% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.63% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.56×
• Total profit: $-17,905
• Equity at exit: $21,471

10-year hold

• IRR: 3.5%
• Equity multiple: 1.30×
• Total profit: $12,279
• Equity at exit: $12,450

Cash invested: $40,320 (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 63122

• Rents YoY: 6.6%
• Active inventory: 214
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$755
• Tax from tax record: −$123 /mo · $1,479/yr
• Insurance: −$60
• HOA: −$425
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-20

Break-even live

Break-even rent $1,726

Max offer price $140,504

Occupancy floor 96%

Sensitivity live

Price	-10% $62	-5% $21	+0% $-20	+5% $-61	+10% $-101
Rent	-10% $-154	-5% $-87	+0% $-20	+5% $47	+10% $115
Rate	-1.0pp $53	-0.5pp $17	base $-20	+0.5pp $-57	+1.0pp $-95

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1969 Green Glen Dr Kirkwood, MO	2.0	2.0	929	$1,595	$1.72	9d	1	0.02mi
1969 Green Glen Dr Kirkwood, MO	2.0	2.0	929	$1,595	$1.72	0d	1	0.02mi
1968 Green Glen Dr Kirkwood, MO	2.0	2.0	929	$1,600	$1.72	19d	1	0.04mi
1937 Greenpoint Dr Kirkwood, MO	2.0	2.0	992	$1,600	$1.61	45d	1	0.05mi
1996 Greenglen Dr #103 Saint Louis, MO	2.0	2.0	1015	$1,700	$1.67	0d	1	0.06mi
1722 W Woodbine Ave Saint Louis, MO	2.0	1.0	898	$1,395	$1.55	0d	1	0.28mi
1157 Timberbrook Dr Kirkwood, MO	1.0–3.0	1.0–2.5	1336	$1,864	$1.40	0d	27	0.67mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-14
   status Pending 761-char remark

   Show marketing remark (761 chars)

   New Price!!! Fantastic 2 Bed 2 Bath condo with walk-out to private covered porch. Highlights include Engineered Hardwood Floors, Newer Paint throughout, 6 panel doors, large living room and dining space, nice kitchen with pantry and Refrigerator Included. Primary Master spacious bedroom with private full bath and walk in closet. Large Second Berroom. Private Laundry in Unit, Washer and Dryer Included. Greenbriar Condos Complex is beautifully landscaped, offers a walking path and community pond. The Clubhouse offers a party room with full sized kitchen, fitness center, pool with party cabana and tennis/basketball court. This is really a Wonderful community for everyone with a great location with easy access to highway. Furniture Available upon Request.

2. 2026-04-20
   price $144,000 761-char remark

   Show marketing remark (761 chars)

   New Price!!! Fantastic 2 Bed 2 Bath condo with walk-out to private covered porch. Highlights include Engineered Hardwood Floors, Newer Paint throughout, 6 panel doors, large living room and dining space, nice kitchen with pantry and Refrigerator Included. Primary Master spacious bedroom with private full bath and walk in closet. Large Second Berroom. Private Laundry in Unit, Washer and Dryer Included. Greenbriar Condos Complex is beautifully landscaped, offers a walking path and community pond. The Clubhouse offers a party room with full sized kitchen, fitness center, pool with party cabana and tennis/basketball court. This is really a Wonderful community for everyone with a great location with easy access to highway. Furniture Available upon Request.

3. 2026-02-26
   status Active 761-char remark

   Show marketing remark (761 chars)

   New Price!!! Fantastic 2 Bed 2 Bath condo with walk-out to private covered porch. Highlights include Engineered Hardwood Floors, Newer Paint throughout, 6 panel doors, large living room and dining space, nice kitchen with pantry and Refrigerator Included. Primary Master spacious bedroom with private full bath and walk in closet. Large Second Berroom. Private Laundry in Unit, Washer and Dryer Included. Greenbriar Condos Complex is beautifully landscaped, offers a walking path and community pond. The Clubhouse offers a party room with full sized kitchen, fitness center, pool with party cabana and tennis/basketball court. This is really a Wonderful community for everyone with a great location with easy access to highway. Furniture Available upon Request.

4. 2026-01-13
   listed $149,000 Active 761-char remark

   Show marketing remark (761 chars)

   New Price!!! Fantastic 2 Bed 2 Bath condo with walk-out to private covered porch. Highlights include Engineered Hardwood Floors, Newer Paint throughout, 6 panel doors, large living room and dining space, nice kitchen with pantry and Refrigerator Included. Primary Master spacious bedroom with private full bath and walk in closet. Large Second Berroom. Private Laundry in Unit, Washer and Dryer Included. Greenbriar Condos Complex is beautifully landscaped, offers a walking path and community pond. The Clubhouse offers a party room with full sized kitchen, fitness center, pool with party cabana and tennis/basketball court. This is really a Wonderful community for everyone with a great location with easy access to highway. Furniture Available upon Request.

5. 2026-01-13
   historical $149,000 761-char remark

   Show marketing remark (761 chars)

   New Price!!! Fantastic 2 Bed 2 Bath condo with walk-out to private covered porch. Highlights include Engineered Hardwood Floors, Newer Paint throughout, 6 panel doors, large living room and dining space, nice kitchen with pantry and Refrigerator Included. Primary Master spacious bedroom with private full bath and walk in closet. Large Second Berroom. Private Laundry in Unit, Washer and Dryer Included. Greenbriar Condos Complex is beautifully landscaped, offers a walking path and community pond. The Clubhouse offers a party room with full sized kitchen, fitness center, pool with party cabana and tennis/basketball court. This is really a Wonderful community for everyone with a great location with easy access to highway. Furniture Available upon Request.

6. 2005-04-28
   soldstatus $15,750,000

ⓘ 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: $1,479 · $123/mo
• Projected year-2 tax: $1,479 · $123/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 ≥106°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: $20,409
• − Mortgage interest: −$8,066
• − Property taxes: −$1,479
• − Insurance: −$720
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − HOA: −$5,100
• − Depreciation: −$4,189
• Taxable loss: −$2,411
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $341/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: Kirkwood R-VII
• NCES district ID: 2916770
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $85,581
• Composite: 56.51/100
• National rank: #1153
• State rank: #5 of 324 in MO

Livability — Kirkwood

• Score: 78/100
• State rank: #27
• US rank: #2478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirkwood, MO
• County: Saint Louis County · 888,823 people
• City population: 41,634
• Metro: St. Louis, MO-IL
• Population (ZIP): 41,634
• Household income: $136,385
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 738.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Black 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Chinese 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: ▼ -413.98%
• Current HPI: 242.2782
• Rent YoY: ▲ 6.63%
• 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

-99.1% since first listed

6 events — show timeline

• 2026-05-14 Pending — MARIS as Distributed by MLS Grid
• 2026-04-20 Price Changed $144,000 MARIS as Distributed by MLS Grid
• 2026-02-26 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-13 Listed $149,000 MARIS as Distributed by MLS Grid
• 2026-01-13 Coming Soon $149,000 MARIS as Distributed by MLS Grid
• 2005-04-28 Sold (Public Records) $15,750,000 Public Records

Property tax history

+2.0%/yr

Latest (2022): $1,479 · +1.3% YoY. Source: county tax records.