11212 Gravois Rd #202 · Sappington, MO 63126

$169,900

2 bd · 2.0 ba · 1,016 sqft · Condo public records · 70 Days on market

Built 1985 $167/sqft · 9% below area Est $188k · 9% under $300/mo HOA · 16% 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 +15.5/30.0
• ARV discount +11.7/15.0
• 1% rule +5.8/10.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 large bedrooms and 2 full bathrooms in the Lindbergh School District for less than $200,000? Tucked away in a beautifully maintained community, this stunning second-floor condo offers the perfect blend of comfort, style, and convenience, all wrapped in a move-in ready package you'll love coming home to. Step inside and immediately notice the soaring vaulted ceilings that give the open living and dining area an airy, expansive feel. Fresh neutral tones and newer luxury vinyl plank flooring flow throughout the main living spaces, creating a bright and modern atmosphere that's ready for your personal touch. A charming exposed wood beam adds warmth and character, while the balcony just off the living room is the perfect spot to sip your morning coffee or unwind at the end of the day. The kitchen is a true highlight, featuring gorgeous granite countertops, white cabinetry, a tile backsplash, and a full suite of stainless steel appliances including a Whirlpool refrigerator, Maytag over-the-range microwave, and a sleek electric range. A convenient breakfast bar opens the kitchen to the dining and living space, making entertaining effortless. Both bedrooms are generously sized with plush carpeting and ceiling fans. The spacious primary suite boasts a vaulted tray ceiling, dual closets, and a private en-suite bath. The second bedroom offers its own ample closet space, perfect for children, guests, a home office, or whatever fits your lifestyle. Additional highlights include an in-unit laundry area with a Whirlpool washer and dryer and abundant wire shelving storage, keeping everything neat and organized. The shared entryway is well-kept with beautiful hardwood railings and warm lighting, giving the building a welcoming, boutique feel. You'll also love the nice, park-like common ground area in the back of the property. This unit also comes with an assigned, covered parking space and a storage unit. And the location? Simply unbeatable. Situated in the highly sought-after Lindbergh School District, this home checks every box for families and professionals alike. Grant's Farm and Grant's Trail are just minutes away for weekend outdoor adventures, while everyday conveniences like shopping, dining, and major roadways are all within easy reach. Don't miss your chance to own this move-in ready gem in one of South County's most desirable school districts. Schedule your private showing today!

Key facts

• $300 HOA
• Built 1985
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $68 ($819/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.3% in Sappington — 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 77/100 on livability (#34 in MO, #3,057 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, crime A; Watch: amenities F, commute F.
• Lindbergh Schools (suburban): math 41% / reading 55% proficiency, ranked #38 of 324 in MO (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 63 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 70 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; list at $170k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 7.7

CMA / ARV

• ARV (median comp): $187,540
• List price: $169,900
• Delta: -9.41%
• 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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-23,030
• Equity at exit: $25,333

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-13,828
• Equity at exit: $14,690

Cash invested: $47,572 (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 63126

• Active inventory: 63
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$891
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$71
• HOA: −$300
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $68

Break-even live

Break-even rent $1,749

Max offer price $169,900

Occupancy floor 91%

Sensitivity live

Price	-10% $164	-5% $116	+0% $68	+5% $20	+10% $-28
Rent	-10% $-77	-5% $-4	+0% $68	+5% $141	+10% $213
Rate	-1.0pp $154	-0.5pp $111	base $68	+0.5pp $24	+1.0pp $-21

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9854 Las Vegas Dr Saint Louis, MO	3.0	1.5	1026	$2,100	$2.05	8d	1	0.11mi
9287 Fort Sumter Ln Sappington, MO	1.0–2.0	1.0–1.5	875	$1,525	$1.74	3d	7	0.19mi
11515 Gravois Rd Unit 11468-101 Sappington, MO	2.0	1.0	900	$1,175	$1.31	3d	1	0.36mi
11015 Golf Crest Dr Saint Louis, MO	3.0	2.0	864	$1,970	$2.28	22d	1	0.59mi
10934 Vargas Dr Saint Louis, MO	3.0	1.0	938	$1,849	$1.97	24d	1	0.70mi
9529 Lodge Pole Ln Saint Louis, MO	3.0	1.0	1263	$2,150	$1.70	2d	1	1.01mi
10801 Edgecliffe Dr Saint Louis, MO	3.0	1.5	960	$1,850	$1.93	11d	1	1.12mi
10939 Brookings Dr St. Louis, MO	2.0	2.0	1200	$1,885	$1.57	2d	1	1.44mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $169,900 Active 70 DOM
2. 2026-06-17
   days on market $169,900 Active 69 DOM
3. 2026-06-16
   days on market $169,900 Active 68 DOM
4. 2026-06-15
   days on market $169,900 Active 67 DOM
5. 2026-06-13
   days on market $169,900 Active 65 DOM
6. 2026-06-09
   days on market $169,900 Active 61 DOM
7. 2026-06-08
   days on market $169,900 Active 60 DOM
8. 2026-06-07
   days on market $169,900 Active 59 DOM
9. 2026-06-03
   days on market $169,900 Active 55 DOM
10. 2026-06-02
    days on market $169,900 Active 54 DOM
11. 2026-06-01
    days on market $169,900 Active 53 DOM
12. 2026-05-31
    days on market $169,900 Active 52 DOM
13. 2026-05-06
    price $175,000 2427-char remark

    Show marketing remark (2427 chars)

    2 large bedrooms and 2 full bathrooms in the Lindbergh School District for less than $200,000? Tucked away in a beautifully maintained community, this stunning second-floor condo offers the perfect blend of comfort, style, and convenience, all wrapped in a move-in ready package you'll love coming home to. Step inside and immediately notice the soaring vaulted ceilings that give the open living and dining area an airy, expansive feel. Fresh neutral tones and newer luxury vinyl plank flooring flow throughout the main living spaces, creating a bright and modern atmosphere that's ready for your personal touch. A charming exposed wood beam adds warmth and character, while the balcony just off the living room is the perfect spot to sip your morning coffee or unwind at the end of the day. The kitchen is a true highlight, featuring gorgeous granite countertops, white cabinetry, a tile backsplash, and a full suite of stainless steel appliances including a Whirlpool refrigerator, Maytag over-the-range microwave, and a sleek electric range. A convenient breakfast bar opens the kitchen to the dining and living space, making entertaining effortless. Both bedrooms are generously sized with plush carpeting and ceiling fans. The spacious primary suite boasts a vaulted tray ceiling, dual closets, and a private en-suite bath. The second bedroom offers its own ample closet space, perfect for children, guests, a home office, or whatever fits your lifestyle. Additional highlights include an in-unit laundry area with a Whirlpool washer and dryer and abundant wire shelving storage, keeping everything neat and organized. The shared entryway is well-kept with beautiful hardwood railings and warm lighting, giving the building a welcoming, boutique feel. You'll also love the nice, park-like common ground area in the back of the property. This unit also comes with an assigned, covered parking space and a storage unit. And the location? Simply unbeatable. Situated in the highly sought-after Lindbergh School District, this home checks every box for families and professionals alike. Grant's Farm and Grant's Trail are just minutes away for weekend outdoor adventures, while everyday conveniences like shopping, dining, and major roadways are all within easy reach. Don't miss your chance to own this move-in ready gem in one of South County's most desirable school districts. Schedule your private showing today!

14. 2026-04-21
    price $185,000 2427-char remark

    Show marketing remark (2427 chars)

    2 large bedrooms and 2 full bathrooms in the Lindbergh School District for less than $200,000? Tucked away in a beautifully maintained community, this stunning second-floor condo offers the perfect blend of comfort, style, and convenience, all wrapped in a move-in ready package you'll love coming home to. Step inside and immediately notice the soaring vaulted ceilings that give the open living and dining area an airy, expansive feel. Fresh neutral tones and newer luxury vinyl plank flooring flow throughout the main living spaces, creating a bright and modern atmosphere that's ready for your personal touch. A charming exposed wood beam adds warmth and character, while the balcony just off the living room is the perfect spot to sip your morning coffee or unwind at the end of the day. The kitchen is a true highlight, featuring gorgeous granite countertops, white cabinetry, a tile backsplash, and a full suite of stainless steel appliances including a Whirlpool refrigerator, Maytag over-the-range microwave, and a sleek electric range. A convenient breakfast bar opens the kitchen to the dining and living space, making entertaining effortless. Both bedrooms are generously sized with plush carpeting and ceiling fans. The spacious primary suite boasts a vaulted tray ceiling, dual closets, and a private en-suite bath. The second bedroom offers its own ample closet space, perfect for children, guests, a home office, or whatever fits your lifestyle. Additional highlights include an in-unit laundry area with a Whirlpool washer and dryer and abundant wire shelving storage, keeping everything neat and organized. The shared entryway is well-kept with beautiful hardwood railings and warm lighting, giving the building a welcoming, boutique feel. You'll also love the nice, park-like common ground area in the back of the property. This unit also comes with an assigned, covered parking space and a storage unit. And the location? Simply unbeatable. Situated in the highly sought-after Lindbergh School District, this home checks every box for families and professionals alike. Grant's Farm and Grant's Trail are just minutes away for weekend outdoor adventures, while everyday conveniences like shopping, dining, and major roadways are all within easy reach. Don't miss your chance to own this move-in ready gem in one of South County's most desirable school districts. Schedule your private showing today!

15. 2026-04-10
    listed $195,000 Active 2427-char remark

    Show marketing remark (2427 chars)

    2 large bedrooms and 2 full bathrooms in the Lindbergh School District for less than $200,000? Tucked away in a beautifully maintained community, this stunning second-floor condo offers the perfect blend of comfort, style, and convenience, all wrapped in a move-in ready package you'll love coming home to. Step inside and immediately notice the soaring vaulted ceilings that give the open living and dining area an airy, expansive feel. Fresh neutral tones and newer luxury vinyl plank flooring flow throughout the main living spaces, creating a bright and modern atmosphere that's ready for your personal touch. A charming exposed wood beam adds warmth and character, while the balcony just off the living room is the perfect spot to sip your morning coffee or unwind at the end of the day. The kitchen is a true highlight, featuring gorgeous granite countertops, white cabinetry, a tile backsplash, and a full suite of stainless steel appliances including a Whirlpool refrigerator, Maytag over-the-range microwave, and a sleek electric range. A convenient breakfast bar opens the kitchen to the dining and living space, making entertaining effortless. Both bedrooms are generously sized with plush carpeting and ceiling fans. The spacious primary suite boasts a vaulted tray ceiling, dual closets, and a private en-suite bath. The second bedroom offers its own ample closet space, perfect for children, guests, a home office, or whatever fits your lifestyle. Additional highlights include an in-unit laundry area with a Whirlpool washer and dryer and abundant wire shelving storage, keeping everything neat and organized. The shared entryway is well-kept with beautiful hardwood railings and warm lighting, giving the building a welcoming, boutique feel. You'll also love the nice, park-like common ground area in the back of the property. This unit also comes with an assigned, covered parking space and a storage unit. And the location? Simply unbeatable. Situated in the highly sought-after Lindbergh School District, this home checks every box for families and professionals alike. Grant's Farm and Grant's Trail are just minutes away for weekend outdoor adventures, while everyday conveniences like shopping, dining, and major roadways are all within easy reach. Don't miss your chance to own this move-in ready gem in one of South County's most desirable school districts. Schedule your private showing today!

16. 2026-04-07
    historical $195,000 2427-char remark

    Show marketing remark (2427 chars)

    2 large bedrooms and 2 full bathrooms in the Lindbergh School District for less than $200,000? Tucked away in a beautifully maintained community, this stunning second-floor condo offers the perfect blend of comfort, style, and convenience, all wrapped in a move-in ready package you'll love coming home to. Step inside and immediately notice the soaring vaulted ceilings that give the open living and dining area an airy, expansive feel. Fresh neutral tones and newer luxury vinyl plank flooring flow throughout the main living spaces, creating a bright and modern atmosphere that's ready for your personal touch. A charming exposed wood beam adds warmth and character, while the balcony just off the living room is the perfect spot to sip your morning coffee or unwind at the end of the day. The kitchen is a true highlight, featuring gorgeous granite countertops, white cabinetry, a tile backsplash, and a full suite of stainless steel appliances including a Whirlpool refrigerator, Maytag over-the-range microwave, and a sleek electric range. A convenient breakfast bar opens the kitchen to the dining and living space, making entertaining effortless. Both bedrooms are generously sized with plush carpeting and ceiling fans. The spacious primary suite boasts a vaulted tray ceiling, dual closets, and a private en-suite bath. The second bedroom offers its own ample closet space, perfect for children, guests, a home office, or whatever fits your lifestyle. Additional highlights include an in-unit laundry area with a Whirlpool washer and dryer and abundant wire shelving storage, keeping everything neat and organized. The shared entryway is well-kept with beautiful hardwood railings and warm lighting, giving the building a welcoming, boutique feel. You'll also love the nice, park-like common ground area in the back of the property. This unit also comes with an assigned, covered parking space and a storage unit. And the location? Simply unbeatable. Situated in the highly sought-after Lindbergh School District, this home checks every box for families and professionals alike. Grant's Farm and Grant's Trail are just minutes away for weekend outdoor adventures, while everyday conveniences like shopping, dining, and major roadways are all within easy reach. Don't miss your chance to own this move-in ready gem in one of South County's most desirable school districts. Schedule your private showing today!

17. 2000-05-03
    soldstatus $97,000
18. 1988-10-01
    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: $1,443 · $120/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$205/yr (+$17/mo · 14.2%)

ⓘ 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 ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,029
• − Mortgage interest: −$9,517
• − Property taxes: −$1,443
• − Insurance: −$850
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − HOA: −$3,600
• − Depreciation: −$4,943
• Taxable loss: −$1,848
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $1,262/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: Lindbergh Schools
• NCES district ID: 2918690
• Math proficiency: 41% ▼ -18.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $66,145
• Composite: 42.62/100
• National rank: #3186
• State rank: #38 of 324 in MO

Livability — Sappington

• Score: 77/100
• State rank: #34
• US rank: #3057

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sappington, MO
• Population (ZIP): 15,373

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 1% Black 1%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Vietnamese 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: ▼ -292.32%
• Current HPI: 231.0861
• Rent YoY: —
• Metro: —
• 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

+80.4% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2026-04-21 Price Changed $185,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Listed $195,000 MARIS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $195,000 MARIS as Distributed by MLS Grid
• 2000-05-03 Sold (Public Records) $97,000 Public Records
• 1988-10-01 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2022): $1,443 · +13.0% YoY. Source: county tax records.