522 Nirk Ave Unit I · Kirkwood, MO 63122

$172,900

2 bd · 1.0 ba · 888 sqft · Condo public records · 111 Days on market

Built 1974 $195/sqft · at area comps Est $174k · at est. $395/mo HOA · 23% 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 +9.4/30.0
• ARV discount +7.8/15.0
• Schools +5.7/10.0
• 1% rule +5.1/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This updated and well-maintained Kirkwood condo is a perfect combination of location and value. Step inside to find a large, bright living room with crown molding throughout, premium laminate flooring, ceiling lighting and sliding door to your private, covered deck. A great spot for morning coffee or just to relax. The dining room is open to the charming kitchen with granite counters, updated appliances and convenient breakfast bar and an in unit washer-dryer cleverly tucked away. The primary bedroom has a large walk-in closet, ceiling fan, can lights and crown molding. The second bedroom offers the proper size for use as a bedroom or large home-office. The spacious bath has tile flooring and linen closet. Multiple updates including electrical panel, newer water heater, furnace and AC. Other amenities include a one car carport #16, basement storage closet, second floor unit and an awesome location in highly rated Kirkwood school district. Minutes from downtown Kirkwood and all its amenities - An easy walk to Kirkwood Park, the pool and updated and renovated ice rink and community center. Easy access to highway 270 and 44. The condo is the perfect solution for buyers looking to find affordable living in Kirkwood.

Key facts

• $395 HOA
• Parking
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $173k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (12.5% below list).
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $151k (12.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: schools A+, employment A+, housing A+; 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.
• Market conditions: Rents rising fast (+6.6%/yr); 211 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $62k; list at $173k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $151,364 (12.5% 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 111 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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: 1.01% ✓
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 8.2

CMA / ARV

• ARV (median comp): $174,232
• List price: $172,900
• Delta: -0.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.40×
• Total profit: $-28,947
• Equity at exit: $25,780

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-5,055
• Equity at exit: $14,949

Cash invested: $48,412 (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: 211
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$907
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$72
• HOA: −$395
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-122

Break-even live

Break-even rent $1,903

Max offer price $151,364

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
447 W Jefferson Ave Kirkwood, MO	1.0	1.0	850	$1,695	$1.99	24d	1	0.48mi
203 Monclay Ct Unit 2E Saint Louis, MO	1.0	1.0	555	$1,125	$2.03	24d	1	0.49mi
200 Kirkwood Pl Kirkwood, MO	1.0	1.5	868	$1,850	$2.13	44d	1	0.71mi
141 E Madison Ave Kirkwood, MO	1.0–2.0	1.0–2.0	1017	$2,765	$2.72	2d	9	0.73mi
10820 Big Bend Rd Kirkwood, MO	2.0	1.0	1000	$1,595	$1.59	44d	1	0.75mi
416 N Kirkwood Rd St. Louis, MO	2.0	1.0–2.0	890	$3,751	$4.21	2d	6	0.87mi
907 Carriage Circle Ln Unit 901F-CCL Kirkwood, MO	2.0	2.0	985	$1,750	$1.78	44d	1	1.16mi
1937 Greenpoint Dr Kirkwood, MO	2.0	2.0	992	$1,600	$1.61	44d	1	1.26mi
1969 Green Glen Dr Kirkwood, MO	2.0	2.0	929	$1,595	$1.72	8d	1	1.31mi
1968 Green Glen Dr Kirkwood, MO	2.0	2.0	929	$1,600	$1.72	18d	1	1.32mi
467 S Holmes Ave Unit B Kirkwood, MO	2.0	1.0	700	$1,099	$1.57	24d	1	1.34mi
1996 Greenglen Dr #103 Saint Louis, MO	2.0	2.0	1015	$1,700	$1.67	2d	1	1.35mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Likely covers: waterelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-16
   days on market $172,900 Active 111 DOM
2. 2026-06-15
   days on market $172,900 Active 110 DOM
3. 2026-06-13
   days on market $172,900 Active 108 DOM
4. 2026-06-13
   days on market $172,900 Active 107 DOM
5. 2026-06-09
   days on market $172,900 Active 104 DOM
6. 2026-06-08
   days on market $172,900 Active 103 DOM
7. 2026-06-07
   days on market $172,900 Active 102 DOM
8. 2026-06-03
   days on market $172,900 Active 98 DOM
9. 2026-06-02
   days on market $172,900 Active 97 DOM
10. 2026-06-01
    days on market $172,900 Active 96 DOM
11. 2026-05-31
    days on market $172,900 Active 95 DOM
12. 2026-04-29
    price $172,900 1233-char remark

    Show marketing remark (1233 chars)

    This updated and well-maintained Kirkwood condo is a perfect combination of location and value. Step inside to find a large, bright living room with crown molding throughout, premium laminate flooring, ceiling lighting and sliding door to your private, covered deck. A great spot for morning coffee or just to relax. The dining room is open to the charming kitchen with granite counters, updated appliances and convenient breakfast bar and an in unit washer-dryer cleverly tucked away. The primary bedroom has a large walk-in closet, ceiling fan, can lights and crown molding. The second bedroom offers the proper size for use as a bedroom or large home-office. The spacious bath has tile flooring and linen closet. Multiple updates including electrical panel, newer water heater, furnace and AC. Other amenities include a one car carport #16, basement storage closet, second floor unit and an awesome location in highly rated Kirkwood school district. Minutes from downtown Kirkwood and all its amenities - An easy walk to Kirkwood Park, the pool and updated and renovated ice rink and community center. Easy access to highway 270 and 44. The condo is the perfect solution for buyers looking to find affordable living in Kirkwood.

13. 2026-02-25
    listed $174,900 Active 1233-char remark

    Show marketing remark (1233 chars)

    This updated and well-maintained Kirkwood condo is a perfect combination of location and value. Step inside to find a large, bright living room with crown molding throughout, premium laminate flooring, ceiling lighting and sliding door to your private, covered deck. A great spot for morning coffee or just to relax. The dining room is open to the charming kitchen with granite counters, updated appliances and convenient breakfast bar and an in unit washer-dryer cleverly tucked away. The primary bedroom has a large walk-in closet, ceiling fan, can lights and crown molding. The second bedroom offers the proper size for use as a bedroom or large home-office. The spacious bath has tile flooring and linen closet. Multiple updates including electrical panel, newer water heater, furnace and AC. Other amenities include a one car carport #16, basement storage closet, second floor unit and an awesome location in highly rated Kirkwood school district. Minutes from downtown Kirkwood and all its amenities - An easy walk to Kirkwood Park, the pool and updated and renovated ice rink and community center. Easy access to highway 270 and 44. The condo is the perfect solution for buyers looking to find affordable living in Kirkwood.

14. 2026-02-23
    historical $174,900 1233-char remark

    Show marketing remark (1233 chars)

    This updated and well-maintained Kirkwood condo is a perfect combination of location and value. Step inside to find a large, bright living room with crown molding throughout, premium laminate flooring, ceiling lighting and sliding door to your private, covered deck. A great spot for morning coffee or just to relax. The dining room is open to the charming kitchen with granite counters, updated appliances and convenient breakfast bar and an in unit washer-dryer cleverly tucked away. The primary bedroom has a large walk-in closet, ceiling fan, can lights and crown molding. The second bedroom offers the proper size for use as a bedroom or large home-office. The spacious bath has tile flooring and linen closet. Multiple updates including electrical panel, newer water heater, furnace and AC. Other amenities include a one car carport #16, basement storage closet, second floor unit and an awesome location in highly rated Kirkwood school district. Minutes from downtown Kirkwood and all its amenities - An easy walk to Kirkwood Park, the pool and updated and renovated ice rink and community center. Easy access to highway 270 and 44. The condo is the perfect solution for buyers looking to find affordable living in Kirkwood.

15. 2017-04-26
    soldstatus
16. 2013-06-27
    soldstatus 617-char remark

    Show marketing remark (617 chars)

    Price Reduced! Must see private 2 bedroom Kirkwood Condo conveniently located minutes from Kirkwood Parks, Pools, Shops, and Schools. This unit is MOVE-IN READY and ATTRACTIVELY PRICED with all the appliances such as Washer/Dryer, Range/Oven, Microwave, Refrigerator, and Dishwasher. Separate storage locker available along with covered parking. Roomy Master bedroom with spacious walk in closet. Newer neutral carpet with ceramic tile in kitchen, bath, and entry way. Spacious balcony just off the living area. The property is being sold As-Is! This property is a short sale - will need lien holder approval.

17. 2013-06-19
    soldstatus $62,500
18. 2012-11-14
    listed $74,500 617-char remark

    Show marketing remark (617 chars)

    Price Reduced! Must see private 2 bedroom Kirkwood Condo conveniently located minutes from Kirkwood Parks, Pools, Shops, and Schools. This unit is MOVE-IN READY and ATTRACTIVELY PRICED with all the appliances such as Washer/Dryer, Range/Oven, Microwave, Refrigerator, and Dishwasher. Separate storage locker available along with covered parking. Roomy Master bedroom with spacious walk in closet. Newer neutral carpet with ceramic tile in kitchen, bath, and entry way. Spacious balcony just off the living area. The property is being sold As-Is! This property is a short sale - will need lien holder approval.

19. 2009-12-22
    soldstatus
20. 2002-10-11
    soldstatus $104,000
21. 2002-10-11
    soldstatus $104,000

ⓘ 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: $1,555 · $130/mo
• Projected year-2 tax: $1,677 · $140/mo
• Expected delta: +$122/yr (+$10/mo · 7.8%)

ⓘ 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: $20,984
• − Mortgage interest: −$9,685
• − Property taxes: −$1,555
• − Insurance: −$864
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − HOA: −$4,740
• − Depreciation: −$5,030
• Taxable loss: −$4,248
• Est. tax savings @ 24.0%: +$1,020
• After-tax cash flow: $-443/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

+66.2% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $172,900 MARIS as Distributed by MLS Grid
• 2026-02-25 Listed $174,900 MARIS as Distributed by MLS Grid
• 2026-02-23 Coming Soon $174,900 MARIS as Distributed by MLS Grid
• 2017-04-26 Sold (Public Records) — Public Records
• 2013-06-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-06-19 Sold (Public Records) $62,500 Public Records
• 2012-11-14 Listed $74,500 MARIS as Distributed by MLS Grid
• 2009-12-22 Sold (Public Records) — Public Records
• 2002-10-11 Sold (Public Records) $104,000 Public Records
• 2002-10-11 Sold (Public Records) $104,000 Public Records

Property tax history

+2.8%/yr

Latest (2022): $1,555 · +1.3% YoY. Source: county tax records.