11905 Villa Dorado Dr · Maryland Heights, MO 63146

$230,000

3 bd · 2.5 ba · 1,512 sqft · Condo public records · 110 Days on market

Built 1969 $152/sqft · 28% above area Est $179k · 28% over

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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 +10.7/30.0
• Appreciation +10.0/10.0
• 1% rule +5.1/10.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Fantastic 3 Bd/2.5 Bth townhome located in Parkway School District! This home boasts a bright & open floorplan with 1600+ sq ft of living space. Inviting Entry with hardwood floors opens to the large, eat-in Kitchen featuring new appliances (2016), an abundance of cabinet & countertop space, pantry, & planning desk. The large, light-filled Living Room includes a cozy gas fireplace & full light doors leading to the private deck. A convenient Powder Room completes the Main Level. The spacious Second Level finds a large Master Suite with a walk-in closet & updated Bath; 2 additional Bedrooms & an additional full Bath. Highlights include: finished Lower Level with Rec Room, new carpet (2016), 2 car attached garage, freshly painted in warm neutral colors & central vac. Community features: inground pool, tennis, & clubhouse. Location could not be better close to shopping, restaurants & Westport Plaza! Easy access to hwys 270, 64, 70, 364, & 141!

Key facts

• Cozy gas fireplace
• Private deck
• Open floorplan

Tags

• OPEN FLOORPLAN
• EAT-IN KITCHEN
• NEW APPLIANCES
• LARGE LIGHT-FILLED LIVING ROOM
• COZY GAS FIREPLACE
• PRIVATE DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 4.3% in Maryland Heights — 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 71/100 on livability (#101 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute 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.
• Market conditions: Rents soft (-3.0%/yr); 170 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 33% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $112k; list at $230k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% 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 $209,300 (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 1969 — 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 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?
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: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 8.3

CMA / ARV

• ARV (median comp): $179,465
• List price: $230,000
• Delta: 28.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.74×
• Total profit: $111,830
• Equity at exit: $207,202

10-year hold

• IRR: 18.8%
• Equity multiple: 6.02×
• Total profit: $323,106
• Equity at exit: $446,839

Cash invested: $64,400 (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 63146

• Home prices YoY: 4.9%
• Rents YoY: -3.0%
• Active inventory: 170
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$96
• HOA est. from 3 same-building comps: −$480
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-108

Break-even live

Break-even rent $2,450

Max offer price $210,854

Occupancy floor 100%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11864 Featherwood Dr Saint Louis, MO	3.0	3.0	1460	$2,600	$1.78	1d	1	0.12mi
11752 Russet Meadow Dr Saint Louis, MO	3.0	2.5	1578	$2,000	$1.27	3d	1	0.32mi
1638 Prestonpark Ln Saint Louis, MO	3.0	2.5	1734	$2,610	$1.51	43d	1	0.55mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,867	$2.85	1d	10	0.78mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$2,900	$2.68	1d	6	0.86mi
1145 Mackinac Dr Saint Louis, MO	4.0	2.5	1588	$2,490	$1.57	1d	1	1.02mi
11164 De Malle Dr Saint Louis, MO	3.0	2.5	1146	$2,475	$2.16	11d	1	1.07mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,196	$1.40	7d	1	1.13mi
1432 Glenmeade Dr Maryland Heights, MO	3.0	2.0	1090	$2,176	$2.00	10d	1	1.22mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$2,128	$2.14	1d	23	1.27mi
12533 Starspur Ln Saint Louis, MO	4.0	4.0	1982	$2,795	$1.41	3d	1	1.35mi
11151 Glacier Dr Saint Louis, MO	3.0	2.0	2120	$2,300	$1.08	10d	1	1.36mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $230,000 Active 110 DOM
2. 2026-06-17
   days on market $230,000 Active 109 DOM
3. 2026-06-16
   days on market $230,000 Active 108 DOM
4. 2026-06-15
   days on market $230,000 Active 107 DOM
5. 2026-06-13
   days on market $230,000 Active 105 DOM
6. 2026-06-13
   days on market $230,000 Active 104 DOM
7. 2026-06-09
   days on market $230,000 Active 101 DOM
8. 2026-06-08
   days on market $230,000 Active 100 DOM
9. 2026-06-07
   days on market $230,000 Active 99 DOM
10. 2026-06-03
    days on market $230,000 Active 95 DOM
11. 2026-06-02
    days on market $230,000 Active 94 DOM
12. 2026-06-01
    days on market $230,000 Active 93 DOM
13. 2026-05-31
    days on market $230,000 Active 92 DOM
14. 2026-02-24
    listed $230,000 Active 1012-char remark

    Show marketing remark (1012 chars)

    Fantastic 3 Bd/2.5 Bth townhome located in Parkway School District! This home boasts a bright & open floorplan with 1600+ sq ft of living space. Inviting Entry with hardwood floors opens to the large, eat-in Kitchen featuring new appliances (2016), an abundance of cabinet & countertop space, pantry, & planning desk. The large, light-filled Living Room includes a cozy gas fireplace & full light doors leading to the private deck. A convenient Powder Room completes the Main Level. The spacious Second Level finds a large Master Suite with a walk-in closet & updated Bath; 2 additional Bedrooms & an additional full Bath. Highlights include: finished Lower Level with Rec Room, new carpet (2016), 2 car attached garage, freshly painted in warm neutral colors & central vac. Community features: inground pool, tennis, & clubhouse. Location could not be better close to shopping, restaurants & Westport Plaza! Easy access to hwys 270, 64, 70, 364, & 141!

15. 2023-05-09
    soldstatus
16. 2023-05-09
    soldstatus
17. 2023-05-05
    soldstatus Closed 1000-char remark

    Show marketing remark (1000 chars)

    Stylish. Spacious. Fabulous! Don't miss out on this amazing townhouse in Villa Dorado with one of the largest floorplans (1600+ sq ft) that will adapt to any lifestyle! Cheery all white eat kitchen with newer appliances, large pantry and planning desk. Flow seamlessly into the sun-drenched family room that can accommodate a multitude of uses. Relax by the cozy fireplace or step out to the large deck for some unwind time. The convenient hall powder room has a modern vanity and hardwood floors. Head upstairs where you will find the sunlit primary suite: walk-in closet, updated bath w/chic vanity and walk in shower. (2) additional bedrooms are nicely sized and offer plenty of closet space. They share the hall bath with attractive vanity and tub/shower combo. The finished lower level sports new carpet (2023), glass block windows and access to the 2-car garage. Not to miss: freshly painted throughout, newer Furnace/AC (2020), central vac, stones throw to the community pool/tennis/clubhouse!

18. 2023-04-04
    status Pending 1000-char remark

    Show marketing remark (1000 chars)

    Stylish. Spacious. Fabulous! Don't miss out on this amazing townhouse in Villa Dorado with one of the largest floorplans (1600+ sq ft) that will adapt to any lifestyle! Cheery all white eat kitchen with newer appliances, large pantry and planning desk. Flow seamlessly into the sun-drenched family room that can accommodate a multitude of uses. Relax by the cozy fireplace or step out to the large deck for some unwind time. The convenient hall powder room has a modern vanity and hardwood floors. Head upstairs where you will find the sunlit primary suite: walk-in closet, updated bath w/chic vanity and walk in shower. (2) additional bedrooms are nicely sized and offer plenty of closet space. They share the hall bath with attractive vanity and tub/shower combo. The finished lower level sports new carpet (2023), glass block windows and access to the 2-car garage. Not to miss: freshly painted throughout, newer Furnace/AC (2020), central vac, stones throw to the community pool/tennis/clubhouse!

19. 2023-03-31
    listed $184,900 Active 1000-char remark

    Show marketing remark (1000 chars)

    Stylish. Spacious. Fabulous! Don't miss out on this amazing townhouse in Villa Dorado with one of the largest floorplans (1600+ sq ft) that will adapt to any lifestyle! Cheery all white eat kitchen with newer appliances, large pantry and planning desk. Flow seamlessly into the sun-drenched family room that can accommodate a multitude of uses. Relax by the cozy fireplace or step out to the large deck for some unwind time. The convenient hall powder room has a modern vanity and hardwood floors. Head upstairs where you will find the sunlit primary suite: walk-in closet, updated bath w/chic vanity and walk in shower. (2) additional bedrooms are nicely sized and offer plenty of closet space. They share the hall bath with attractive vanity and tub/shower combo. The finished lower level sports new carpet (2023), glass block windows and access to the 2-car garage. Not to miss: freshly painted throughout, newer Furnace/AC (2020), central vac, stones throw to the community pool/tennis/clubhouse!

20. 2017-02-06
    soldstatus $112,500
21. 2017-02-02
    soldstatus Closed
22. 2016-12-27
    historical Contingent (No Kickout)
23. 2016-12-09
    listed $115,000 Active
24. 2015-02-21
    historical
25. 2015-01-27
    listed $114,000 Active
26. 2003-07-03
    soldstatus $140,500

ⓘ 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: $1,844 · $154/mo
• Projected year-2 tax: $2,231 · $186/mo
• Expected delta: +$387/yr (+$32/mo · 21.0%)

ⓘ 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: $27,756
• − Mortgage interest: −$12,884
• − Property taxes: −$1,844
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − HOA: −$5,760
• − Depreciation: −$6,691
• Taxable loss: −$5,013
• Est. tax savings @ 24.0%: +$1,203
• After-tax cash flow: $-97/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 — Maryland Heights

• Score: 71/100
• State rank: #101
• US rank: #6808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 21,924
• Metro: St. Louis, MO-IL
• Population (ZIP): 30,678
• Household income: $84,756
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1156.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Asian 17% Black 13% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 2%
• Foreign-born: 19% · China, South Korea, Canada
• Languages at home: 79% English-only · Other Asian/Pacific 7% Other Indo-European 4% Chinese 3%

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: ▲ 33.10%
• Current HPI: 711.49
• Rent YoY: ▼ -2.96%
• 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

+63.7% since first listed

13 events — show timeline

• 2026-02-24 Listed $230,000 Fizber.com
• 2023-05-09 Sold (Public Records) — Public Records
• 2023-05-09 Sold (Public Records) — Public Records
• 2023-05-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-04-04 Pending — MARIS as Distributed by MLS Grid
• 2023-03-31 Listed $184,900 MARIS as Distributed by MLS Grid
• 2017-02-06 Sold (Public Records) $112,500 Public Records
• 2017-02-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-12-27 Contingent — MARIS as Distributed by MLS Grid
• 2016-12-09 Listed $115,000 MARIS as Distributed by MLS Grid
• 2015-02-21 Delisted — MARIS as Distributed by MLS Grid
• 2015-01-27 Listed $114,000 MARIS as Distributed by MLS Grid
• 2003-07-03 Sold (Public Records) $140,500 Public Records

Property tax history

+1.4%/yr

Latest (2022): $1,844 · +0.7% YoY. Source: county tax records.