585 Coeur De Royale Dr #301 · Creve Coeur, MO 63141

$200,000

2 bd · 2.0 ba · 1,680 sqft · Condo public records · 48 Days on market

Built 1976 $119/sqft · 23% below area Est $260k · 23% under $506/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).

• ARV discount +15.0/15.0
• Cash flow +5.9/30.0
• Schools +5.1/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIRST SHOWINGS THIS SUNDAY JULY 8TH 1PM! This updated 2 BR 2 BA stunner has over 1680SF of beautiful finished living space - every room has been accounted for! The spacious living rm is the definition of class, comfort & openness w/new carpet, electric fireplace & sliding glass door to the balcony. The eat-in kitchen features granite countertops, glass tile backsplash, tile floor & stainless appliances. The elegant dining rm is great for entertaining but can be easily converted back to a 3rd BR if so desired. The sizeable master suite has a large walk-in closet & updated bath w/tile surround. Other recent updates include: new ceiling fans & light fixtures - '17; new windows & sliding patio doors -'17; updated baths - ' 16; newer AC/furnace '10. Amenities include: secured building w/elevator; 1 assigned parking space & storage locker in lower level garage; clubhouse w/party room, pool, tennis courts; on-site management. **Close to everything!** Come see it today!

Key facts

• Private laundry
• Community pool
• Large walk-in closet

Tags

• ELECTRIC BURNING FIREPLACE
• GRANITE COUNTER SURFACES
• STAINLESS STEEL APPLIANCES
• LARGE WALK-IN CLOSET
• PRIVATE LAUNDRY
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Part of Coeur De Royale Condo Phase III; Monthly association fee (includes clubhouse, grounds maintenance, parking/roads maintenance, common area maintenance, exterior maintenance, pool maintenance, management); Association amenities: clubhouse, common ground, elevators, pool, parking, storage, tennis courts, security; association management and outside management provided

Exterior

• Parking: Attached 1-car garage
• Security: Community security (association amenity)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable connected; electricity connected; sewer connected; water connected; natural gas not available
• Home design: Residential condominium; One level
• Construction: Brick construction; Architectural shingle roof
• Exterior features: Adjoins common ground; Community in-ground pool

Interior

• Kitchen: Kitchen adjacent to breakfast room
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning with ceiling fans
• Interior features: Living room with decorative electric fireplace and blower fan; Breakfast room; Office; Dining room; Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-390 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (6.3% below list).
• Recommended offer: $131k (34.4% below list) — sets the bar for cash-flow.
• Cap rate 4.0% 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: Bellerive Elem. (math 42% / reading 52%, grade D-, #347 of 1,115 statewide, top 35%, 407 students, 20% FRL); North High (math 35% / reading 70%, grade C-, #89 of 521 statewide, top 17%, 1,074 students, 34% FRL).
• Market conditions: Rents rising (+2.6%/yr); 134 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 17% of the median local income ($134k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $131,120 (34.4% 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 48 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.94% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.36%
• DSCR: 0.63
• GRM: 8.9

CMA / ARV

• ARV (median comp): $260,326
• List price: $200,000
• Delta: -23.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -31.5%
• Equity multiple: -0.03×
• Total profit: $-57,721
• Equity at exit: $29,821

10-year hold

• IRR: -37.2%
• Equity multiple: -0.50×
• Total profit: $-84,191
• Equity at exit: $17,292

Cash invested: $56,000 (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 63141

• Rents YoY: 2.6%
• Active inventory: 134
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$232 /mo · $2,784/yr
• Insurance: −$83
• HOA: −$506
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-390

Break-even live

Break-even rent $2,367

Max offer price $131,120

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Cross Creek Dr Creve Coeur, MO	3.0	1.0–2.5	1066	$1,609	$1.51	3d	39	0.88mi
11164 De Malle Dr Saint Louis, MO	3.0	2.5	1146	$2,475	$2.16	11d	1	1.03mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,196	$1.40	7d	1	1.50mi

HOA detail condo

• Monthly dues: $506 · $6,072/yr
• Likely covers: electricpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $200,000 Active 48 DOM
2. 2026-06-17
   days on market $200,000 Active 47 DOM
3. 2026-06-16
   days on market $200,000 Active 46 DOM
4. 2026-06-15
   days on market $200,000 Active 45 DOM
5. 2026-06-13
   days on market $200,000 Active 43 DOM
6. 2026-06-13
   days on market $200,000 Active 42 DOM
7. 2026-06-09
   days on market $200,000 Active 39 DOM
8. 2026-06-08
   days on market $200,000 Active 38 DOM
9. 2026-06-07
   days on market $200,000 Active 37 DOM
10. 2026-06-03
    days on market $200,000 Active 33 DOM
11. 2026-06-02
    days on market $200,000 Active 32 DOM
12. 2026-06-01
    days on market $200,000 Active 31 DOM
13. 2026-05-31
    days on market $200,000 Active 30 DOM
14. 2026-05-01
    listed $200,000 Active 1064-char remark
15. 2026-04-22
    price $200,000
16. 2026-03-24
    price $225,000
17. 2026-01-16
    listed $239,000 Active
18. 2018-08-15
    soldstatus $200,000
19. 2018-08-10
    status Pending

    Show marketing remark (1005 chars)

    FIRST SHOWINGS THIS SUNDAY JULY 8TH 1PM! This updated 2 BR 2 BA stunner has over 1680SF of beautiful finished living space - every room has been accounted for! The spacious living rm is the definition of class, comfort & openness w/new carpet, electric fireplace & sliding glass door to the balcony. The eat-in kitchen features granite countertops, glass tile backsplash, tile floor & stainless appliances. The elegant dining rm is great for entertaining but can be easily converted back to a 3rd BR if so desired. The sizeable master suite has a large walk-in closet & updated bath w/tile surround. Other recent updates include: new ceiling fans & light fixtures - '17; new windows & sliding patio doors -'17; updated baths - ' 16; newer AC/furnace '10. Amenities include: secured building w/elevator; 1 assigned parking space & storage locker in lower level garage; clubhouse w/party room, pool, tennis courts; on-site management. **Close to everything!** Come see it today!

20. 2018-08-10
    soldstatus Closed

    Show marketing remark (1005 chars)

    FIRST SHOWINGS THIS SUNDAY JULY 8TH 1PM! This updated 2 BR 2 BA stunner has over 1680SF of beautiful finished living space - every room has been accounted for! The spacious living rm is the definition of class, comfort & openness w/new carpet, electric fireplace & sliding glass door to the balcony. The eat-in kitchen features granite countertops, glass tile backsplash, tile floor & stainless appliances. The elegant dining rm is great for entertaining but can be easily converted back to a 3rd BR if so desired. The sizeable master suite has a large walk-in closet & updated bath w/tile surround. Other recent updates include: new ceiling fans & light fixtures - '17; new windows & sliding patio doors -'17; updated baths - ' 16; newer AC/furnace '10. Amenities include: secured building w/elevator; 1 assigned parking space & storage locker in lower level garage; clubhouse w/party room, pool, tennis courts; on-site management. **Close to everything!** Come see it today!

21. 2018-07-10
    historical Contingent (No Kickout)

    Show marketing remark (1005 chars)

    FIRST SHOWINGS THIS SUNDAY JULY 8TH 1PM! This updated 2 BR 2 BA stunner has over 1680SF of beautiful finished living space - every room has been accounted for! The spacious living rm is the definition of class, comfort & openness w/new carpet, electric fireplace & sliding glass door to the balcony. The eat-in kitchen features granite countertops, glass tile backsplash, tile floor & stainless appliances. The elegant dining rm is great for entertaining but can be easily converted back to a 3rd BR if so desired. The sizeable master suite has a large walk-in closet & updated bath w/tile surround. Other recent updates include: new ceiling fans & light fixtures - '17; new windows & sliding patio doors -'17; updated baths - ' 16; newer AC/furnace '10. Amenities include: secured building w/elevator; 1 assigned parking space & storage locker in lower level garage; clubhouse w/party room, pool, tennis courts; on-site management. **Close to everything!** Come see it today!

22. 2018-07-03
    listed $195,000 Active

    Show marketing remark (1005 chars)

    FIRST SHOWINGS THIS SUNDAY JULY 8TH 1PM! This updated 2 BR 2 BA stunner has over 1680SF of beautiful finished living space - every room has been accounted for! The spacious living rm is the definition of class, comfort & openness w/new carpet, electric fireplace & sliding glass door to the balcony. The eat-in kitchen features granite countertops, glass tile backsplash, tile floor & stainless appliances. The elegant dining rm is great for entertaining but can be easily converted back to a 3rd BR if so desired. The sizeable master suite has a large walk-in closet & updated bath w/tile surround. Other recent updates include: new ceiling fans & light fixtures - '17; new windows & sliding patio doors -'17; updated baths - ' 16; newer AC/furnace '10. Amenities include: secured building w/elevator; 1 assigned parking space & storage locker in lower level garage; clubhouse w/party room, pool, tennis courts; on-site management. **Close to everything!** Come see it today!

23. 2018-07-03
    historical $195,000

    Show marketing remark (1005 chars)

    FIRST SHOWINGS THIS SUNDAY JULY 8TH 1PM! This updated 2 BR 2 BA stunner has over 1680SF of beautiful finished living space - every room has been accounted for! The spacious living rm is the definition of class, comfort & openness w/new carpet, electric fireplace & sliding glass door to the balcony. The eat-in kitchen features granite countertops, glass tile backsplash, tile floor & stainless appliances. The elegant dining rm is great for entertaining but can be easily converted back to a 3rd BR if so desired. The sizeable master suite has a large walk-in closet & updated bath w/tile surround. Other recent updates include: new ceiling fans & light fixtures - '17; new windows & sliding patio doors -'17; updated baths - ' 16; newer AC/furnace '10. Amenities include: secured building w/elevator; 1 assigned parking space & storage locker in lower level garage; clubhouse w/party room, pool, tennis courts; on-site management. **Close to everything!** Come see it today!

24. 2013-12-18
    soldstatus $123,000
25. 2013-12-13
    soldstatus
26. 2013-10-21
    listed $130,000
27. 2010-12-30
    soldstatus $104,000
28. 2007-11-28
    soldstatus $134,500
29. 1999-06-10
    soldstatus $130,000
30. 1994-12-02
    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: $2,784 · $232/mo
• Projected year-2 tax: $2,784 · $232/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,485
• − Mortgage interest: −$11,203
• − Property taxes: −$2,784
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − HOA: −$6,072
• − Depreciation: −$5,818
• Taxable loss: −$7,990
• Est. tax savings @ 24.0%: +$1,918
• After-tax cash flow: $-2,761/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

• Census place: Creve Coeur, MO
• County: Saint Louis County · 888,823 people
• City population: 20,932
• Metro: St. Louis, MO-IL
• Population (ZIP): 20,932
• Household income: $133,851
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 592.0

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 (74%)
• Race & ethnicity: White 74% Asian 10% Black 7% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 13% · China, Canada, Vietnam
• Languages at home: 86% English-only · Chinese 4% Other Indo-European 3% Other Asian/Pacific 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: ▼ -307.56%
• Current HPI: 220.5445
• Rent YoY: ▲ 2.57%
• 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

+53.8% since first listed

17 events — show timeline

• 2026-05-01 Listed $200,000 MARIS as Distributed by MLS Grid
• 2026-04-22 Price Changed $200,000 MARIS as Distributed by MLS Grid
• 2026-03-24 Price Changed $225,000 MARIS as Distributed by MLS Grid
• 2026-01-16 Listed $239,000 MARIS as Distributed by MLS Grid
• 2018-08-15 Sold (Public Records) $200,000 Public Records
• 2018-08-10 Pending — MARIS as Distributed by MLS Grid
• 2018-08-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-07-10 Contingent — MARIS as Distributed by MLS Grid
• 2018-07-03 Listed $195,000 MARIS as Distributed by MLS Grid
• 2018-07-03 Coming Soon $195,000 MARIS as Distributed by MLS Grid
• 2013-12-18 Sold (Public Records) $123,000 Public Records
• 2013-12-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-10-21 Listed $130,000 MARIS as Distributed by MLS Grid
• 2010-12-30 Sold (Public Records) $104,000 Public Records
• 2007-11-28 Sold (Public Records) $134,500 Public Records
• 1999-06-10 Sold (Public Records) $130,000 Public Records
• 1994-12-02 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2022): $2,784 · +0.9% YoY. Source: county tax records.