1421 Oriole Pl · Brentwood, MO 63144

$150,000

2 bd · 1.0 ba · 1,036 sqft · Condo public records · 224 Days on market

Built 1950 $145/sqft · 19% below area Est $186k · 19% under $402/mo HOA · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• 1% rule +7.3/10.0
• Schools +5.8/10.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover refined living in this beautifully designed 2-bedroom, 1-bath condominium, ideally located near Whole Foods, upscale shopping, great restaurants, and premier entertainment. This home features a striking fireplace, spacious living area, and an oversized private deck with serene views of lush green space. Residents enjoy exclusive access to resort-style amenities, including two sparkling pools, a well-appointed clubhouse, expansive landscaped grounds, Lake Jefferson, scenic walk trails and a private tennis court—offering the ultimate blend of comfort, convenience, and leisure in a highly sought-after community. Location, Location, Location!! Note: All new carpet installed.

Key facts

• Scenic walk trails
• Two sparkling pools
• Lake jefferson

Tags

• OVERSIZED PRIVATE DECK
• TWO SPARKLING POOLS
• WELL-APPOINTED CLUBHOUSE
• EXPANSIVE LANDSCAPED GROUNDS
• LAKE JEFFERSON
• SCENIC WALK TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $30 ($362/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.8% in Brentwood — 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 84/100 on livability (#6 in MO, #689 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, housing A+; Watch: crime C-.
• Brentwood (suburban): math 65% / reading 66% proficiency, ranked #4 of 324 in MO (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.5%/yr); 128 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($132k) 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 22% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 6.8

CMA / ARV

• ARV (median comp): $185,552
• List price: $150,000
• Delta: -19.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.49% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-24,883
• Equity at exit: $22,365

10-year hold

• IRR: -12.9%
• Equity multiple: 0.31×
• Total profit: $-29,118
• Equity at exit: $12,969

Cash invested: $42,000 (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 63144

• Rents YoY: 1.5%
• Active inventory: 128
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$787
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$62
• HOA: −$402
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $30

Break-even live

Break-even rent $1,812

Max offer price $150,000

Occupancy floor 93%

Sensitivity live

Price	-10% $115	-5% $73	+0% $30	+5% $-12	+10% $-55
Rent	-10% $-116	-5% $-43	+0% $30	+5% $103	+10% $176
Rate	-1.0pp $106	-0.5pp $68	base $30	+0.5pp $-9	+1.0pp $-48

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Redbird Cv Saint Louis, MO	2.0	1.0	946	$2,038	$2.15	2d	1	0.11mi
9071 Wrenwood Ln Saint Louis, MO	2.0	1.0	1060	$1,650	$1.56	44d	1	0.15mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	44d	1	0.21mi
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	11d	1	0.27mi
9035 W Swan Cir Saint Louis, MO	3.0	1.5	1450	$2,400	$1.66	11d	1	0.27mi
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	44d	1	0.28mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	44d	1	0.35mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,105	$1.81	2d	19	0.52mi
8154 Whitburn Dr Saint Louis, MO	2.0	1.0	1296	$1,650	$1.27	18d	1	0.77mi
8154 Whitburn Dr Unit 2W Clayton, MO	2.0	1.0	1160	$1,550	$1.34	44d	1	0.77mi
1079 Terrace Dr Unit A Richmond Heights, MO	2.0	1.0	1400	$1,699	$1.21	22d	1	0.86mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	44d	1	0.97mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	8d	1	1.02mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	8d	1	1.02mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	44d	1	1.05mi
1251 Strassner Dr Saint Louis, MO	2.0	2.0	1177	$1,925	$1.64	44d	1	1.07mi
1241 Strassner Dr Brentwood, MO	2.0	2.0	1127	$1,950	$1.73	2d	1	1.08mi
2756 McKnight Crossing Ct Saint Louis, MO	2.0	2.0	1175	$2,425	$2.06	11d	1	1.10mi
2756 McKnight Crossing Ct Saint Louis, MO	2.0	2.0	1175	$2,425	$2.06	2d	1	1.10mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,249	$1.60	2d	4	1.19mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	2d	1	1.23mi
2820 Hilldale Ave Saint Louis, MO	3.0	2.0	1140	$2,550	$2.24	2d	1	1.26mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	3d	12	1.30mi
7570 Oxford Dr Apt 2S Clayton, MO	2.0	1.0	1100	$2,600	$2.36	2d	1	1.36mi
7557 Buckingham Dr Saint Louis, MO	2.0	1.0	1200	$2,095	$1.75	4d	1	1.42mi
7553 Buckingham Dr Clayton, MO	2.0	1.0	900	$1,695	$1.88	44d	1	1.44mi
7530 Buckingham Dr Saint Louis, MO	1.0	1.0	800	$900	$1.12	44d	1	1.46mi
7537 Buckingham Dr Saint Louis, MO	2.0	1.0	1000	$1,850	$1.85	8d	1	1.47mi
7536 Parkdale Ave Saint Louis, MO	3.0	2.0	1500	$2,000	$1.33	2d	1	1.48mi
7555 Byron Pl Unit 55-1N Clayton, MO	3.0	1.0	1100	$1,900	$1.73	24d	1	1.50mi

HOA detail condo

• Monthly dues: $402 · $4,824/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 224 DOM
2. 2026-06-17
   days on market $150,000 Active 223 DOM
3. 2026-06-16
   days on market $150,000 Active 222 DOM
4. 2026-06-15
   days on market $150,000 Active 221 DOM
5. 2026-06-13
   days on market $150,000 Active 219 DOM
6. 2026-06-13
   days on market $150,000 Active 218 DOM
7. 2026-06-09
   days on market $150,000 Active 215 DOM
8. 2026-06-08
   days on market $150,000 Active 214 DOM
9. 2026-06-07
   days on market $150,000 Active 213 DOM
10. 2026-06-03
    days on market $150,000 Active 209 DOM
11. 2026-06-02
    days on market $150,000 Active 208 DOM
12. 2026-06-01
    days on market $150,000 Active 207 DOM
13. 2026-05-31
    days on market $150,000 Active 206 DOM
14. 2025-11-06
    listed $155,000 Active 694-char remark

    Show marketing remark (694 chars)

    Discover refined living in this beautifully designed 2-bedroom, 1-bath condominium, ideally located near Whole Foods, upscale shopping, great restaurants, and premier entertainment. This home features a striking fireplace, spacious living area, and an oversized private deck with serene views of lush green space. Residents enjoy exclusive access to resort-style amenities, including two sparkling pools, a well-appointed clubhouse, expansive landscaped grounds, Lake Jefferson, scenic walk trails and a private tennis court—offering the ultimate blend of comfort, convenience, and leisure in a highly sought-after community. Location, Location, Location!! Note: All new carpet installed.

15. 2025-07-20
    price $165,000
16. 2025-05-08
    price $169,900
17. 2025-04-24
    listed $180,000 Active
18. 2025-04-15
    historical
19. 2020-02-25
    soldstatus $145,000

ⓘ 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: $2,167 · $181/mo
• Projected year-2 tax: $2,167 · $181/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 ≥107°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: $22,206
• − Mortgage interest: −$8,402
• − Property taxes: −$2,167
• − Insurance: −$750
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$4,824
• − Depreciation: −$4,364
• Taxable loss: −$1,854
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $807/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: Brentwood
• NCES district ID: 2905880
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $69,522
• Composite: 57.51/100
• National rank: #1069
• State rank: #4 of 324 in MO

Livability — Brentwood

• Score: 84/100
• State rank: #6
• US rank: #689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, MO
• County: Saint Louis County · 888,823 people
• City population: 9,505
• Metro: St. Louis, MO-IL
• Population (ZIP): 9,505
• Household income: $104,438
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 310.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Asian 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 11% · China, Canada, South Korea
• Languages at home: 91% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -411.33%
• Current HPI: 207.0145
• Rent YoY: ▲ 1.49%
• 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

+6.9% since first listed

6 events — show timeline

• 2025-11-06 Listed $155,000 MARIS as Distributed by MLS Grid
• 2025-07-20 Price Changed $165,000 MARIS as Distributed by MLS Grid
• 2025-05-08 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2025-04-24 Listed $180,000 MARIS as Distributed by MLS Grid
• 2025-04-15 Coming Soon — MARIS as Distributed by MLS Grid
• 2020-02-25 Sold (Public Records) $145,000 Public Records

Property tax history

+3.0%/yr

Latest (2022): $2,167 · +0.8% YoY. Source: county tax records.