1231 Creve Coeur Crossing Ln Unit B · Chesterfield, MO 63017

$149,900

2 bd · 2.0 ba · 868 sqft · Condo public records · 23 Days on market

Built 1986 $365/mo HOA · 22% 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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +5.1/10.0
• Rent growth +3.9/5.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love calling this conveniently located Chesterfield condo your home! Great location with easy access to Hwy 141. Main level entrance into the ample living room that features crown molding and lots of natural light. Right off the living room is access to the patio overlooking common ground. Small storage unit off patio. Kitchen has been updated with ceramic tile flooring, stainless appliances, pantry, and newer fixtures. Master suite with tons of closet space (triple! + 2 additional individual closets) and private full bath. Second bedroom also has spacious closet. Full bath with pedestal sink and ceramic tile flooring. Laundry room is located within the unit. Development includes a pool for summertime fun. Located near shopping, parks, and restaurants and in Parkway Central schools. Condo bylaws allow for rentals. Previous offer fell through due to buyer financing, no fault of seller.

Key facts

• $365 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: HOA managed by Smith Management; Monthly HOA fee of $365; Community pool; HOA covers grounds maintenance, parking/road maintenance, common area maintenance, pool maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Residential condominium; One level
• Construction: Vinyl siding
• Exterior features: Adjoins common ground; Garden area; Level lot

Interior

• Kitchen: Kitchen (approximately 12 x 10)
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Central air; Forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-30 ($-357/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (3.5% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.5% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 2.9% in Chesterfield — 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 (#110 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living D-.
• 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: River Bend Elem. (math 42% / reading 61%, grade C-, #268 of 1,115 statewide, top 24%, 423 students, 18% FRL); Central Middle (math 53% / reading 64%, grade B, #24 of 391 statewide, top 6%, 925 students, 14% FRL); Central High (math 53% / reading 73%, grade B-, #26 of 521 statewide, top 5%, 1,244 students, 13% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 228 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 16% of the median local income ($127k/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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask is 58% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $91k; list at $150k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,643 (3.5% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.10% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.52% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.48×
• Total profit: $-21,707
• Equity at exit: $22,351

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-2,041
• Equity at exit: $12,961

Cash invested: $41,972 (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 63017

• Rents YoY: 5.5%
• Active inventory: 228
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$786
• Tax from tax record: −$115 /mo · $1,383/yr
• Insurance: −$62
• HOA: −$365
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-30

Break-even live

Break-even rent $1,682

Max offer price $144,643

Occupancy floor 97%

Sensitivity live

Price	-10% $55	-5% $13	+0% $-30	+5% $-72	+10% $-115
Rent	-10% $-160	-5% $-95	+0% $-30	+5% $35	+10% $100
Rate	-1.0pp $46	-0.5pp $8	base $-30	+0.5pp $-69	+1.0pp $-108

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1231 Creve Coeur Crossing Ln Unit I Chesterfield, MO	2.0	2.0	868	$1,395	$1.61	0d	1	0.02mi
1173 Pompeii Dr Chesterfield, MO	1.0–2.0	1.0–2.0	950	$1,799	$1.89	0d	24	0.30mi
616 Broadmoor Dr Unit C Chesterfield, MO	3.0	2.0	1120	$1,795	$1.60	9d	1	0.66mi
13630 Riverway Dr Chesterfield, MO	1.0–2.0	1.0	715	$1,499	$2.10	0d	9	0.68mi
621 Broadmoor Dr Chesterfield, MO	2.0	2.0	900	$1,945	$2.16	45d	1	0.70mi
631 Broadmoor Dr Unit A Chesterfield, MO	3.0	2.0	1050	$2,000	$1.90	45d	1	0.81mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   statusdays on market $149,900 Pending 23 DOM
2. 2026-06-18
   days on market $149,900 Active 22 DOM
3. 2026-06-17
   days on market $149,900 Active 21 DOM
4. 2026-06-16
   days on market $149,900 Active 20 DOM
5. 2026-06-15
   days on market $149,900 Active 19 DOM
6. 2026-06-13
   days on market $149,900 Active 17 DOM
7. 2026-06-13
   days on market $149,900 Active 16 DOM
8. 2026-06-09
   days on market $149,900 Active 13 DOM
9. 2026-06-08
   days on market $149,900 Active 12 DOM
10. 2026-06-07
    days on market $149,900 Active 11 DOM
11. 2026-06-03
    days on market $149,900 Active 7 DOM
12. 2026-06-02
    days on market $149,900 Active 6 DOM
13. 2026-06-01
    days on market $149,900 Active 5 DOM
14. 2026-05-31
    days on market $149,900 Active 4 DOM
15. 2026-05-26
    historical $149,900
16. 2017-04-19
    soldstatus $91,000
17. 2017-04-18
    soldstatus Closed 906-char remark

    Show marketing remark (906 chars)

    You will love calling this conveniently located Chesterfield condo your home! Great location with easy access to Hwy 141. Main level entrance into the ample living room that features crown molding and lots of natural light. Right off the living room is access to the patio overlooking common ground. Small storage unit off patio. Kitchen has been updated with ceramic tile flooring, stainless appliances, pantry, and newer fixtures. Master suite with tons of closet space (triple! + 2 additional individual closets) and private full bath. Second bedroom also has spacious closet. Full bath with pedestal sink and ceramic tile flooring. Laundry room is located within the unit. Development includes a pool for summertime fun. Located near shopping, parks, and restaurants and in Parkway Central schools. Condo bylaws allow for rentals. Previous offer fell through due to buyer financing, no fault of seller.

18. 2017-03-22
    status Pending 906-char remark

    Show marketing remark (906 chars)

    You will love calling this conveniently located Chesterfield condo your home! Great location with easy access to Hwy 141. Main level entrance into the ample living room that features crown molding and lots of natural light. Right off the living room is access to the patio overlooking common ground. Small storage unit off patio. Kitchen has been updated with ceramic tile flooring, stainless appliances, pantry, and newer fixtures. Master suite with tons of closet space (triple! + 2 additional individual closets) and private full bath. Second bedroom also has spacious closet. Full bath with pedestal sink and ceramic tile flooring. Laundry room is located within the unit. Development includes a pool for summertime fun. Located near shopping, parks, and restaurants and in Parkway Central schools. Condo bylaws allow for rentals. Previous offer fell through due to buyer financing, no fault of seller.

19. 2017-03-13
    historical Option 906-char remark

    Show marketing remark (906 chars)

    You will love calling this conveniently located Chesterfield condo your home! Great location with easy access to Hwy 141. Main level entrance into the ample living room that features crown molding and lots of natural light. Right off the living room is access to the patio overlooking common ground. Small storage unit off patio. Kitchen has been updated with ceramic tile flooring, stainless appliances, pantry, and newer fixtures. Master suite with tons of closet space (triple! + 2 additional individual closets) and private full bath. Second bedroom also has spacious closet. Full bath with pedestal sink and ceramic tile flooring. Laundry room is located within the unit. Development includes a pool for summertime fun. Located near shopping, parks, and restaurants and in Parkway Central schools. Condo bylaws allow for rentals. Previous offer fell through due to buyer financing, no fault of seller.

20. 2017-03-09
    price $97,500 906-char remark

    Show marketing remark (906 chars)

    You will love calling this conveniently located Chesterfield condo your home! Great location with easy access to Hwy 141. Main level entrance into the ample living room that features crown molding and lots of natural light. Right off the living room is access to the patio overlooking common ground. Small storage unit off patio. Kitchen has been updated with ceramic tile flooring, stainless appliances, pantry, and newer fixtures. Master suite with tons of closet space (triple! + 2 additional individual closets) and private full bath. Second bedroom also has spacious closet. Full bath with pedestal sink and ceramic tile flooring. Laundry room is located within the unit. Development includes a pool for summertime fun. Located near shopping, parks, and restaurants and in Parkway Central schools. Condo bylaws allow for rentals. Previous offer fell through due to buyer financing, no fault of seller.

21. 2017-02-24
    listed $94,900 Active 906-char remark

    Show marketing remark (906 chars)

    You will love calling this conveniently located Chesterfield condo your home! Great location with easy access to Hwy 141. Main level entrance into the ample living room that features crown molding and lots of natural light. Right off the living room is access to the patio overlooking common ground. Small storage unit off patio. Kitchen has been updated with ceramic tile flooring, stainless appliances, pantry, and newer fixtures. Master suite with tons of closet space (triple! + 2 additional individual closets) and private full bath. Second bedroom also has spacious closet. Full bath with pedestal sink and ceramic tile flooring. Laundry room is located within the unit. Development includes a pool for summertime fun. Located near shopping, parks, and restaurants and in Parkway Central schools. Condo bylaws allow for rentals. Previous offer fell through due to buyer financing, no fault of seller.

22. 2017-02-23
    price $94,900
23. 2015-10-21
    soldstatus $79,500
24. 2015-10-19
    soldstatus Closed
25. 2015-10-06
    historical Contingent (No Kickout)
26. 2015-08-29
    price $85,000
27. 2015-06-18
    listed $89,000 Active
28. 2006-12-14
    soldstatus $115,000
29. 2003-09-03
    soldstatus $103,900
30. 2001-02-28
    soldstatus $73,000
31. 1999-05-03
    soldstatus $63,500

ⓘ 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: $1,383 · $115/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$71/yr (+$6/mo · 5.1%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,732
• − Mortgage interest: −$8,397
• − Property taxes: −$1,383
• − Insurance: −$750
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − HOA: −$4,380
• − Depreciation: −$4,361
• Taxable loss: −$2,695
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $290/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 — Chesterfield

• Score: 71/100
• State rank: #110
• US rank: #7054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesterfield, MO
• County: Saint Louis County · 888,823 people
• City population: 43,243
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,243
• Household income: $127,095
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 1012.0

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 (75%)
• Race & ethnicity: White 75% Asian 13% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Slovak 3%
• Foreign-born: 16% · China, Canada, South Korea
• Languages at home: 84% English-only · Other Indo-European 5% Other Asian/Pacific 4% Chinese 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: ▼ -230.79%
• Current HPI: 218.3938
• Rent YoY: ▲ 5.52%
• 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

+136.1% since first listed

17 events — show timeline

• 2026-05-26 Coming Soon $149,900 MARIS as Distributed by MLS Grid
• 2017-04-19 Sold (Public Records) $91,000 Public Records
• 2017-04-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-03-22 Pending — MARIS as Distributed by MLS Grid
• 2017-03-13 Contingent — MARIS as Distributed by MLS Grid
• 2017-03-09 Price Changed $97,500 MARIS as Distributed by MLS Grid
• 2017-02-24 Listed $94,900 MARIS as Distributed by MLS Grid
• 2017-02-23 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2015-10-21 Sold (Public Records) $79,500 Public Records
• 2015-10-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-10-06 Contingent — MARIS as Distributed by MLS Grid
• 2015-08-29 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2015-06-18 Listed $89,000 MARIS as Distributed by MLS Grid
• 2006-12-14 Sold (Public Records) $115,000 Public Records
• 2003-09-03 Sold (Public Records) $103,900 Public Records
• 2001-02-28 Sold (Public Records) $73,000 Public Records
• 1999-05-03 Sold (Public Records) $63,500 Public Records

Property tax history

+3.0%/yr

Latest (2022): $1,383 · +0.4% YoY. Source: county tax records.